| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 69th | Good |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9160 Huntington Dr, San Gabriel, CA, 91775, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1989 |
| Units | 20 |
| Transaction Date | 2021-08-27 |
| Transaction Price | $8,500,000 |
| Buyer | HUNTINGTON 9160 COMPLEX LLC |
| Seller | 9160 HUNTINGTON DRIVE LLC |
9160 Huntington Dr San Gabriel Multifamily Investment
Neighborhood occupancy is steady and renter demand is reinforced by a high-cost ownership market, according to WDSuite s CRE market data. Metrics cited reflect the surrounding neighborhood rather than this specific property.
Positioned in San Gabriel s Urban Core, the property benefits from neighborhood fundamentals that are competitive among Los Angeles-Long Beach-Glendale neighborhoods (rank 578 out of 1,441, rating B). Grocery and pharmacy access score well compared with areas nationwide (both above the 85th percentile), while restaurants are solid and day-to-day needs are generally met. Parks and cafes are thinner locally, which may slightly limit walk-to-lifestyle appeal relative to top-quartile urban nodes.
Schools stand out as a strength: the neighborhood s average school rating is among the best nationwide (top percentile), supporting family-oriented renter retention. The typical construction vintage in the area skews early 1980s; with a 1989 build, this asset is somewhat newer than nearby stock, offering a competitive edge versus older buildings while still warranting targeted modernization of aging systems to sustain positioning.
Tenure patterns indicate depth for multifamily: approximately 48.8% of housing units in the neighborhood are renter-occupied, signaling a substantial tenant base for leasing and renewals. Neighborhood occupancy sits near the national midpoint, suggesting stable performance without signs of structural oversupply at the local level.
Within a 3-mile radius, households have increased over the last five years and are projected to continue rising, even as population is roughly flat to slightly down. Smaller average household sizes and a rising share of higher-income households point to a larger tenant base for quality rentals and support for rent growth and occupancy stability. Median contract rents have trended upward in recent years, consistent with Los Angeles metro dynamics, based on commercial real estate analysis from WDSuite.
Ownership costs in the neighborhood are elevated (home values near the top decile nationally and a high value-to-income ratio), which tends to reinforce reliance on multifamily options and supports lease retention and pricing power for well-positioned assets.
Safety indicators are mixed relative to regional and national benchmarks. Overall crime ranks around the metro median (842 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods), aligning roughly with typical urban conditions. Compared with neighborhoods nationwide, the area sits near the middle for overall safety.
Recent trends are constructive: estimated violent incidents declined about a quarter year over year and property incidents also moved lower, according to WDSuite s CRE data. While national percentiles indicate the area is not among the safest cohorts, the directional improvement supports a more stable operating backdrop than a year ago.
Nearby corporate offices provide a diversified white-collar employment base that supports renter demand and retention, led by energy, utilities, industrials, and real estate services represented below.
- Chevron d energy (4.8 miles)
- Edison International d utilities (5.3 miles) d HQ
- Avery Dennison d materials & packaging (11.0 miles) d HQ
- Reliance Steel & Aluminum d metals & distribution (11.8 miles) d HQ
- CBRE Group d commercial real estate services (11.9 miles) d HQ
9160 Huntington Dr offers a 20-unit footprint with notably large average layouts (~1,494 sq. ft.), which can enhance tenant retention and reduce turnover costs in a submarket where schools are exceptionally strong and the renter base is sizable. Neighborhood occupancy hovers near national norms and median contract rents have advanced over recent years, while elevated ownership costs in the area tend to sustain multifamily demand and support pricing for well-positioned assets. Based on CRE market data from WDSuite, operating performance in the neighborhood sits modestly above the national midpoint, aligning with steady income potential rather than outsized volatility.
Built in 1989 fresher than the local early-1980s norm the asset is relatively competitive versus older stock, with room for targeted systems upgrades and selective interior refreshes to extend its edge. Within a 3-mile radius, households are growing and are expected to continue expanding even as total population remains roughly flat, implying a broader renter pool and support for occupancy stability over the medium term.
- Large floor plans and top-tier local schools support retention and leasing stability.
- Neighborhood NOI per unit trends sit above the national midpoint, per WDSuite s CRE data.
- 1989 vintage offers relative competitiveness vs. older area stock, with targeted modernization potential.
- High-cost ownership environment reinforces reliance on rentals, supporting pricing power for quality assets.
- Risks: thinner park/cafe density and flat-to-down population trend could temper lifestyle appeal and near-term absorption.