4650 York Blvd is a 12-unit Eagle Rock multifamily property positioned between York Blvd and Eagle Rock Blvd, two of Northeast LA’s most active and heavily traveled commercial corridors. Offered at $226 per SF, the property operates at a 5.62% CAP and 11.15 GRM on current rents, a pricing profile that aligns with recent Eagle Rock sales while offering a materially stronger unit mix than much of the surrounding inventory.

Unlike competing assets along the corridor that skew toward smaller studios or 1-bed layouts, 4650 York Blvd is comprised entirely of (12) 2-bdrm. units. Each unit averages over 1,000 SF, a format that continues to perform well in Eagle Rock due to its flexibility for roommates, couples, and tenants seeking additional living or work-from-home space. This unit profile supports durable demand and leasing stability across market cycles.

Unit Mix, Size, and Rental Upside at 4650 York Blvd

The all 2-bdrm. unit mix at 4650 York Blvd creates a clear income-growth profile rooted in fundamentals rather than assumptions. Based on renovated 2-bdrm. comparables in the immediate Eagle Rock area, the property offers approx. 47% rental upside. At market rents, the asset is projected to stabilize at a 9.77% CAP and a 7.56 GRM.

Location Context and Demand Drivers

Located approx. 0.4 miles from Occidental College, 4650 York Blvd is well positioned for shared living arrangements serving students, faculty, and staff, while also appealing to long-term residents drawn to Eagle Rock’s neighborhood character. Immediate proximity to both York Blvd and Eagle Rock Blvd places the property at the center of daily retail, dining, and service activity that defines the submarket.

Long-standing cafés, restaurants, neighborhood retail, and essential services generate consistent foot traffic throughout the day and evening, reinforcing renter demand beyond any single tenant demographic. The location also provides convenient access to Highland Park, Glassell Park, and Pasadena, further broadening the tenant base.

Conclusion

4650 York Blvd offers a compelling Eagle Rock multifamily opportunity defined by fundamentals that continue to perform: an all 2-bdrm. unit mix, avg. unit sizes exceeding 1,000 SF, pricing in line with recent sales that feature less efficient layouts, and meaningful rental upside supported by nearby renovated comps.

With in-place income, a clear renovation runway, and a highly functional site configuration in one of Northeast LA’s most established corridors, 4650 York Blvd presents a straightforward value-add opportunity grounded in unit quality, location, and scale rather than speculative assumptions.