Los Angeles neighborhood guide
East San Gabriel
Vertical tick marks the LA neighborhood median.
Rent in East San Gabriel
Rent control: East San Gabrielhas no local rent-stabilization ordinance we track, so California's statewide cap (AB 1482) is the main protection. It limits annual increases on most buildings at least 15 years old, with exemptions. Verify a building's status before signing.
General information, not legal advice.
How East San Gabriel scores for you
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East San Gabriel is an unincorporated community in the San Gabriel Valley with a population of about 22,800. It's a residential area with a mix of single-family homes and apartments, characterized by moderate density and a car-dependent lifestyle typical of the valley.
The area has grown significantly over the past decade and offers access to local shops, restaurants, and services without the density of more urban neighborhoods. You'll find family-oriented surroundings and a mix of cultural amenities, though public transit options remain limited.
Living here
Day-to-day life in East San Gabriel centers on driving to most destinations. Within a short walk, you'll find about four coffee spots, seven restaurants, and a grocery store, but spreading across the area means a car is essential for most errands and activities. Local spots like CoCo Fresh Tea & Juice and Tam's Noodle House reflect the area's diverse food scene.
Traffic here is lighter than the regional average, ranking in the better half for congestion. Air quality is below California's median for diesel particulate exposure, a concern typical of valley communities. The neighborhood is moderately walkable for some errands, but distances between destinations and sparse transit make a vehicle strongly recommended for daily life.
Who it's for
East San Gabriel works best for renters who own or plan to own a car and are looking for affordable, quiet residential space in the San Gabriel Valley. It suits families, young professionals, and anyone prioritizing a lower-key environment over walkability or public transit access. If you work locally or have flexible commute options, the trade-off of limited transit for a more spacious, family-friendly setting makes sense here.
Environment & livability
Air quality: below the California median for diesel PM exposure.
Air quality here is better than average for the state. Worth noting if you have respiratory sensitivities.
Traffic exposure: moderate traffic exposure, below the state median.
Traffic proximity here is better than average for California.
Tree cover: limited tree cover, mostly open streetscape.
Less canopy means more heat exposure and less visual greenery on daily walks. LA County median is around 14% canopy coverage.
Walkability: walkable for some errands, car useful for others.
A mixed walkability area. Good for quick trips on foot, but some destinations will require driving or transit.
Transit: minimal transit access, car strongly recommended.
Very infrequent or no meaningful transit nearby. Car dependency is high in this area.
Environmental data from CalEnviroScreen 4.0 and the EPA Smart Location Database. Informational only, not professional advice for a housing decision.
Who lives in East San Gabriel
Population
18,173
Renters
38%
of households rent
Median age
44
Median income
$119k
per household
Census ACS 5-year estimates.
Schools in East San Gabriel
3 public schools sit inside this area · 3 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Emperor Elementary Elementary | K-6 | 71% | 69% |
| Wilson Elementary Elementary | K-6 | 64% | 68% |
| Temple City High High School | 9-12 | 74% | 61% |
Source: California Dept. of Education (directory) and CAASPP Smarter Balanced, 2025. We publish these figures as the state reports them and show the same table for every neighborhood. Saktoo does not rate schools, and school data is never part of a neighborhood match score. Attendance boundaries change — confirm the assigned school with the district before relying on it.
Around East San Gabriel
168 Market · Howie's Market
Bon Appetea · CoCo Fresh Tea & Juice · Morning Delight Cafe · Smoking Tiger Coffee Lab
Chano's Restaurant · Dim Sum Box · McDonald's · Pizza Hut
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Next to East San Gabriel
What the census says about East San Gabriel
Facts about the neighborhood from the American Community Survey. These describe East San Gabriel; none of them feed the scores above.
- Typical commute
- 32 min
- one way, residents who work
- Settled households
- 73%
- moved in before 2018
- Housing built
- ~1959
- average year of construction
- Above 1 per room
- 6%
- a measure of housing pressure
- Vacant units
- 5%
- of all housing units
- Broadband
- 96%
- of households subscribe
- Detached houses
- 73%
- the rest are attached or apartments
- Typical size
- 3 bed
- median across all homes here
- Homes here
- 2,661
- total housing units
Averaged across 5 areas of about a kilometre each. ACS 5-year estimates.
East San Gabriel in the regional index
How East San Gabriel places when every neighborhood in LA and Orange County is scored the same way.
- Where police report the fewest incidents
Ranks #11 of 254 neighborhoods on this weighting.
- Tree cover, clean air, little traffic
Ranks #14 of 263 neighborhoods on this weighting.
- Where growing up led to higher adult earnings
Ranks #23 of 263 neighborhoods on this weighting.
Finding a place in East San Gabriel
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Frequently asked questions
Is East San Gabriel walkable?+
Moderately. You can handle some errands on foot, but most trips require a car. The area ranks 129th of 319 for walkability across Southern California, slightly above the regional average, but distances between shops and homes are still substantial.
What's transit like?+
Public transit is minimal and ranks 292nd of 319. There are no Metro rail stations nearby, so a car is strongly recommended for commuting and daily activities.
How's the traffic and air quality?+
Traffic is lighter than the regional average, ranking 39th of 317 for relatively low congestion. Air quality is below the California median for diesel particulate matter, typical of San Gabriel Valley communities, but better than many urban areas.
What amenities are nearby?+
You'll find about four coffee shops, seven restaurants, and a grocery store within a short walk. The area ranks 87th of 371 for overall amenities, offering decent local options without the saturation of denser neighborhoods.
What is the average rent in East San Gabriel?+
Current residents of East San Gabriel pay a median rent of about $2,448 per month (Census ACS). Asking rents for new leases typically run higher.
How is the air quality in East San Gabriel?+
East San Gabriel has below the California median for diesel PM exposure, based on CalEnviroScreen 4.0 diesel particulate data (percentile 40 of 100, lower is cleaner).
Which LA neighborhoods are similar to East San Gabriel?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to East San Gabriel are Woodbridge, North Laguna Beach, UCI Area and Lake Forest Hills.