Buying multifamily in Alhambra, CA

[Boris Suchkov]

I'm looking at Alhambra in Los Angeles County to invest in small multifamily (2-4 units) and add ADUs where appropriate. Anyone has experience working with the city on rehabs/construction projects? Would you consider the city landlord-friendly (for California!)? Any advice appreciated!

[Sebastian Marroquin]

We are doing a couple of projects in Alhambra right now: (also in altadena, pasadena, azusa, el sereno, highland park etc) 

The city of alhambra is relatively easy compared to pasadena or altadena that is similar but the timing is longer for permits. 

you are right in that alhambra is surrounded by south pasadena and san marino and is appreciating, but I wouldn't discount other cities. 

If you love the economics, demographics, and real estate in Alhambra, I say, why not.... ! 

I would consider my buying to be dependent on : 

1. Timing for zoning and building permits : some cities are 2 to 4 months and other cities are more like 4 to 7 months For ADUs or additions. 

2. Some cities are almost over the counter : as in less than 2 weeks (within reason) 

3. Also scope of work: if you are only converting a garage : then this may not apply as much 

but if you are adding the max square footage: then some cities like pasadena will only allow up to 800 sq ft where other cities will allow 600 and others up to the max (1200 sq ft). 

Like someone else said on here: 

Think about: are you banking on equity appreciation or cash flow? 

When it comes to rents: you will see that Alhambra is similar to Pasadena , altadena, san gabriel, Monrovia, maybe a few other cities. 

Where Highland park, silver lake, eagle rock, NELA areas - are commanding higher rents and azusa, glendora, covina are a lot less expensive to buy, but rents also are a bit lower. 

Similar home 3/2 baths 1500 sq ft 

Pasadena: up to $2500 $4000  

Alhambra $2500 to $4000 

Altadena : $2500 to $4000 

and Highland park : $3k for a 2 bed 1 bath 700 sq ft and up 

* I would suggest for your to identify 3 to 4 cities to do research : 

and research 

1. Prices 

2. rents (1,2,3,4 bedroom homes) 

3. permits 

4. timelines for permits 

We help people buy 1 to 4 unit homes, renovate, add sq ft, and we have the full teams we network with to do so.