Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $1.02M
  • Neighborhood Factors
    Undervalued
    $158k
  • Neighborhood Factors
    Appreciation
    1%

Bean Tract at a Glance

Bean Tract is ranked #9 of 11 neighborhoods in Alhambra with an overall score of 3.4/5. Its standout factors are safety (4.1/5, 4th of 11 in Alhambra) and nearby merchants (3.7/5), at a typical home price of $1.02M, which Houseberry currently rates as undervalued by about $158,000. The trade-offs are public spaces (2.9/5) and schools (3.4/5), with prices running about 13% above the Alhambra typical home price.

Bean Tract Reviews & Questions

Neighborhood Review
Key Words: Jacob Bean Orchard, Bun N Burger, Colonial Revival Homes

Bean Tract occupies the northeastern tip of Alhambra on land that once belonged to orchardist Jacob Bean, and the houses that replaced his trees in the 1930s and 1940s give it a tidy, low-key feel. It is one of the city's smaller neighborhoods, and it sits just east of the 1920s streets of Lindaraxa Park. Homes here are mostly single-story houses from the late 1930s and the 1940s. Colonial Revival and Tudor Revival designs mix with the simpler Minimal Traditional homes that went up after the war, with small front lawns, driveways to detached garages and a fairly even rhythm from block to block. East Main Street, along the neighborhood's southern side, handles food. Bun N Burger is the old-style stand for burgers and fries, and the Landmark Plaza holds A and J Bakery and Pho Super Bowl for a bowl of noodles. Wilson's BBQ Rib Shack on North El Molino Street is the neighborhood's own barbecue spot. There is no park inside Bean Tract. The closest green space is Story Park on North Chapel Avenue in Lindaraxa Park, a few minutes west, and Almansor Park with its small lake and walking paths is a short drive south. Groceries mean a quick drive or a longer walk to the 99 Ranch Market at 345 E Main St, and Dog Haus Biergarten in the same stretch covers a beer and a sausage. Most errands happen by car along Main Street or Garfield Avenue, and downtown Alhambra is a few minutes west. The tradeoff is simple. Few shops sit inside the neighborhood, so nearly every errand starts with a drive. The quiet that comes with that is the point, and on the interior streets of Bean Tract the main sounds on a weekday afternoon are lawn mowers and the occasional delivery truck.

See City Review for: Alhambra

Top Neighborhoods in Alhambra, CA

1st
Alhambra Hills, Alhambra
Alhambra Hills, Alhambra, CA
Overall Score : 3.8
Alhambra Hills sits at the west end of Alhambra, where Valley Boulevard and Frem... See Full Page
2nd
Midwick, Alhambra
Midwick, Alhambra, CA
Overall Score : 3.8
Midwick carries the name of the old Midwick Country Club, whose land became this... See Full Page
3rd
Airport Tract, Alhambra
Airport Tract, Alhambra, CA
Overall Score : 3.7
Airport Tract takes its name from the Alhambra Airport, which operated on this g... See Full Page

Bean Tract Amenities

  • Neighborhood Amenities
    Near good merchants

    3.7

  • Neighborhood Amenities
    Public Spaces

    2.9

  • Neighborhood Amenities
    Curb Appeal

    3.4

Overall Amenities score: 3.2

Bean Tract Weather

79%
of possible sunshine
Of all the daylight this spot gets in a year, 79% arrives as sunshine - clouds block the rest.
Bean Tract ranks 9th of 11 for sunshine in Alhambra, and it out-suns about a tenth of Greater Los Angeles. Its warmest month is August, averaging 89° highs, and it gets about 18 inches of rain a year.
Average daily high and low temperature
90°75°60°45°JFMAMJJASONDAug 89°
Avg highAvg low
Rank in Alhambra
9th of 11
Across Greater Los Angeles
7th percentile
Rain per year
18 in
Warmest month
Aug 89° avg high
Summer day
62° → 86°F
Winter day
47° → 69°F
Sunshine and temperature figures are 30-year climate averages for this neighborhood's location.

Bean Tract Photos

Schools Serving Bean Tract

School NameTypeGradesHouseberry School Score
Garfield Elementary PrimaryK-8
Granada Elementary PrimaryK-8
Alhambra High High9-12
San Gabriel High High9-12

Click links for school listing

info at GreatSchools.org

Houseberry School Score Data

from CA Dept. of Education

Houseberry recommends using these scores as only a starting point, and conducting your own investigation into what schools fit best for your preferences. School boundaries are not guaranteed and may change. It is important to contact the appropriate school district to confirm enrollment eligibility before making any decision to move to a neighborhood.

Bean Tract Home Prices

Bean Tract FAQs

10 answers

Is Bean Tract a good place to live?

Bean Tract ranks 9th of 11 neighborhoods in Alhambra with an overall Houseberry score of 3.4 out of 5. Its strongest factors are safety (4.1/5) and nearby merchants (3.7/5). The trade-offs are public spaces (2.9/5) and schools (3.4/5) and a typical home price of $1.02M against the Alhambra typical home price of $897.09k.

Is Bean Tract safe?

Bean Tract, Alhambra scores 4.1 out of 5 on Houseberry's Safety Score, ranking 4th of 11 neighborhoods in Alhambra.

What do homes in Bean Tract cost?

The typical home price in Bean Tract, Alhambra is $1.02M, compared with $897.09k for Alhambra as a whole. Houseberry currently rates it undervalued by about $158,000 against comparable neighborhoods.

Are home prices in Bean Tract rising or falling?

The typical home price in Bean Tract, Alhambra is up about 1.1% over the past 12 months, at $1.02M. The full 12-month history is charted in the Typical Home Price section on this page.

Which schools serve Bean Tract?

Schools serving Bean Tract, Alhambra include Garfield Elementary (3.4/5), Granada Elementary (2.4/5), Alhambra High (3.9/5) and San Gabriel High (3.8/5).

What is the weather like in Bean Tract?

Bean Tract, Alhambra receives 79% of its possible sunshine, 9th of 11 in Alhambra. Summer days run 62° to 86°F and winter days 47° to 69°F, August is the warmest month and rainfall averages about 18 inches a year.

Is Bean Tract walkable to shops and restaurants?

Bean Tract, Alhambra scores 3.7 out of 5 for nearby merchants and 2.9 out of 5 for public spaces. Its overall amenities score is 3.2 out of 5, 8th of 11 in Alhambra.

What is Bean Tract known for?

Bean Tract, Alhambra is associated with Jacob Bean Orchard, Bun N Burger and Colonial Revival Homes. Its highest-scoring factor is safety (4.1/5).

How does Bean Tract compare to other Alhambra neighborhoods?

Bean Tract ranks 9th of 11 neighborhoods in Alhambra. It ranks 4th of 11 in Alhambra for safety (4.1/5) and scores lowest on public spaces (2.9/5). The next-ranked neighborhoods in Alhambra are Dolgeville.

What are the downsides of living in Bean Tract?

Bean Tract, Alhambra scores lowest on public spaces (2.9/5) and schools (3.4/5). Its typical home price of $1.02M runs about 13% above the Alhambra typical home price of $897.09k.

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Bean Tract Photos
Top Neighborhoods in Alhambra, CA
1st
Alhambra Hills, Alhambra
Alhambra Hills, Alhambra, CA
Overall Score : 3.8
Alhambra Hills sits at the west end of Alhambra, where Valley Boulevard and Frem... See Full Page
2nd
Midwick, Alhambra
Midwick, Alhambra, CA
Overall Score : 3.8
Midwick carries the name of the old Midwick Country Club, whose land became this... See Full Page
3rd
Airport Tract, Alhambra
Airport Tract, Alhambra, CA
Overall Score : 3.7
Airport Tract takes its name from the Alhambra Airport, which operated on this g... See Full Page

Bean Tract Map

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