| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 26th | Poor |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2500 Edwards Ave, South El Monte, CA, 91733, US |
| Region / Metro | South El Monte |
| Year of Construction | 1983 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2500 Edwards Ave South El Monte Multifamily Investment
Neighborhood apartment occupancy remains elevated versus national norms, supporting income stability for a 52-unit asset, according to WDSuite’s CRE market data.
The property sits in South El Monte’s Urban Core, rated B and positioned above the metro median among 1,441 Los Angeles neighborhoods, per WDSuite. The surrounding area shows a high renter concentration (measured at the neighborhood level), which deepens the tenant base and typically supports leasing velocity and renewal potential.
Local convenience is a strength. Grocery options are in the top decile nationally, with restaurants and cafes also testing top-decile density, while parks score near the top decile as well. One notable gap is pharmacy access, which is limited within the neighborhood. School quality averages near the middle of the national distribution, suggesting broadly serviceable education options for workforce renters.
On performance indicators, neighborhood apartment occupancy trends in the top quartile nationally, and the share of renter-occupied housing units is also among the highest nationally—together signaling a resilient rental demand base for multifamily. Median home values sit well above national norms, typical for Los Angeles County; in practice, this high-cost ownership context tends to sustain reliance on rentals and can reinforce pricing power for well-managed assets.
Demographic statistics aggregated within a 3-mile radius indicate a modest population contraction alongside a forecast increase in households and smaller average household size through the next five years. For investors, this mix suggests a reshaping renter pool and stable to rising demand for professionally managed apartments, particularly as median household incomes are projected to rise and neighborhood rents are expected to trend upward, based on CRE market data from WDSuite.
Vintage context: The average neighborhood construction year is 1970, while the subject asset was built in 1983. Being newer than the local average can provide a relative edge on systems and layouts, yet 1980s assets often benefit from targeted modernization and value-add upgrades; investors should plan capital accordingly.
Safety indicators for the immediate neighborhood trend below metro and national benchmarks. The area ranks 1,352 out of 1,441 Los Angeles metro neighborhoods, placing it in a lower national percentile for safety. Recent data also show a year-over-year uptick in violent incidents, while property crime remains elevated. Investors commonly address this profile through property-level security measures, lighting, and tenant retention strategies, and by underwriting accordingly.
Proximity to regional employers supports renter demand through short commutes and diverse blue- and white-collar job bases. Notable nearby employers include Chevron, Edison International, International Paper, Coca-Cola, and Raytheon facilities.
- Chevron — energy operations (1.4 miles)
- Edison International — utilities holding company (1.8 miles) — HQ
- International Paper — packaging and paper products (7.0 miles)
- Coca-Cola Downey — beverage bottling/distribution (9.6 miles)
- Raytheon Public Safety RTC — defense & public safety technology (9.7 miles)
This 52-unit, 1983-vintage asset benefits from a neighborhood with top-quartile apartment occupancy and one of the higher renter-occupied housing shares nationally, indicating depth of tenant demand and potential for stable collections. Elevated home values in Los Angeles County reinforce reliance on multifamily housing, while strong neighborhood amenity density (grocers, restaurants, parks) supports resident livability and lease retention. According to CRE market data from WDSuite, the property’s submarket fundamentals compare favorably to national norms for occupancy, with rents influenced by a high-cost ownership landscape.
The 1980s vintage is newer than the local average stock and may be competitively positioned with selective modernization—think interiors, efficiency upgrades, and common-area improvements. Demographic data within a 3-mile radius point to smaller households and rising incomes over the forecast horizon, which can expand the renter pool for well-managed workforce units. Key underwriting considerations include neighborhood safety trends, limited pharmacy access, and rent-to-income ratios near 30% that warrant attentive lease management to support retention.
- Top-quartile neighborhood occupancy and strong renter concentration support demand stability
- High ownership costs in LA County sustain multifamily reliance and pricing power potential
- 1983 vintage offers value-add upside versus older local stock with targeted upgrades
- Amenity-rich location (grocers, dining, parks) aids leasing and retention
- Risks: below-average safety metrics, limited pharmacies, and affordability pressure near 30% rent-to-income