| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 52nd | Fair |
| Amenities | 14th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5425 Santa Anita Ave, Temple City, CA, 91780, US |
| Region / Metro | Temple City |
| Year of Construction | 1973 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5425 Santa Anita Ave Temple City Multifamily Investment
Neighborhood occupancy trends sit in the top national tier, supporting stable tenancy for this 40-unit asset, according to WDSuite’s CRE market data.
Temple City’s Urban Core setting offers strong occupancy fundamentals and steady renter demand signals. The neighborhood’s occupancy ranks 118th among 1,441 Los Angeles metro neighborhoods, placing it in the top quartile nationally, according to WDSuite’s CRE market data. Median contract rents in the area have risen over the past cycle while staying supported by a deep tenant base.
Livability is mixed: grocery access is a relative strength (high national percentile), while parks, cafes, and restaurants are limited within the immediate neighborhood, indicating residents may rely on nearby corridors for lifestyle amenities. Average school ratings trend slightly above national mid-pack, which can aid family renter retention without commanding top-of-market pricing.
The housing stock skews newer locally than this property (average neighborhood vintage is 1987), making the 1973 construction competitively older; investors should plan for ongoing capital improvements and consider value-add positioning to close feature gaps versus newer peers. Renter-occupied housing comprises a meaningful share of neighborhood units (renter concentration near the upper national percentiles), which supports depth of demand for multifamily leasing.
Within a 3-mile radius, demographics show modest population contraction alongside growth in household counts and declining household size. This shift typically expands the renter pool and supports occupancy stability even as the population mix evolves. Elevated home values relative to local incomes indicate a high-cost ownership market, which tends to reinforce reliance on rental housing and can support pricing power with prudent lease management.
Safety indicators are below national medians for this neighborhood, with crime conditions ranking toward the higher end among 1,441 Los Angeles metro neighborhoods. National percentiles place the area below average for both property and violent offenses, so underwriting should reflect conservative assumptions on security operating practices and potential insurance costs.
Recent year-over-year trends point to an uptick in both property and violent incident rates locally. While conditions can vary block to block, investors typically mitigate through lighting, access control, and resident engagement, and by positioning rents and marketing toward tenants prioritizing convenience and value.
The area draws on a diverse employment base that supports renter demand and retention, led by energy, utilities, and corporate services within typical commuting distance. Notable nearby employers include Chevron, Edison International, International Paper, Coca-Cola, and Raytheon.
- Chevron — energy (2.3 miles)
- Edison International — utilities (4.4 miles) — HQ
- International Paper — packaging (10.3 miles)
- Coca-Cola Downey — beverage operations (12.9 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (13.0 miles)
This asset’s thesis centers on durable renter demand in a high-occupancy Los Angeles submarket, reinforced by a high-cost ownership landscape that keeps households engaged with multifamily options. The 1973 vintage is older than the neighborhood average, creating clear value-add levers through targeted renovations and systems upgrades to improve competitive positioning against newer stock. According to commercial real estate analysis from WDSuite, neighborhood occupancy remains above metro medians, supporting income durability when paired with disciplined expense control.
Within a 3-mile radius, households have increased even as population edges down, signaling smaller household sizes and a broader tenant base. Combined with proximity to diversified employers, this supports leasing velocity and retention, while acknowledging amenity limitations and safety variability that should be reflected in operating plans and capital priorities.
- High neighborhood occupancy supports income stability and lease retention.
- 1973 construction offers value-add potential through interior and system upgrades.
- High-cost ownership market reinforces multifamily demand and pricing power.
- 3-mile household growth and diversified employers underpin a resilient tenant base.
- Risk: amenity limitations and below-average safety warrant prudent underwriting and security investments.