| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 61st | Good |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4030 E Live Oak Ave, Arcadia, CA, 91006, US |
| Region / Metro | Arcadia |
| Year of Construction | 2002 |
| Units | 30 |
| Transaction Date | 1993-11-01 |
| Transaction Price | $250,000 |
| Buyer | CHANG CHIA LEE |
| Seller | SEWELL GARY M |
4030 E Live Oak Ave Arcadia Multifamily Investment
Neighborhood occupancy remains steady while elevated ownership costs sustain renter reliance; according to WDSuite’s CRE market data, these dynamics support durable demand for well-managed units in Arcadia’s inner-suburban setting.
Located in Arcadia’s Inner Suburb within the Los Angeles-Long Beach-Glendale metro, the property benefits from a renter base supported by everyday conveniences and established schools. Restaurant density is strong by national comparison, and grocery access tracks above typical suburbs, which can aid tenant retention and day-to-day livability.
The neighborhood’s average school rating is competitive nationally (top quartile), an attribute that often correlates with lower turnover in family-oriented units. At the same time, parks, pharmacies, and cafes are comparatively sparse locally, so residents may rely on nearby corridors for some amenities—an operating consideration for leasing narratives rather than a structural drawback.
Multifamily fundamentals are stable: the neighborhood’s occupancy is in the low 90s and has edged up over the past five years. Within a 3-mile radius, roughly half of housing units are renter-occupied, indicating a sizable tenant base and consistent leasing velocity for appropriately priced product.
Home values are elevated for the region, which, combined with a rent-to-income profile that remains manageable for many households, tends to reinforce sustained demand for rentals and supports pricing power for well-positioned assets. These conditions, based on commercial real estate analysis from WDSuite, suggest a balanced setup where affordability pressure is moderate and renewals can be supported by strong local incomes.
The asset’s 2002 construction is newer than the neighborhood’s average vintage, creating a relative advantage over older stock in this part of the metro. Investors should still plan for targeted modernization of two-decade-old systems and finishes to sharpen competitiveness and capture value-add upside.
Safety metrics in the immediate neighborhood track close to national norms overall, with property crime somewhat more prevalent than violent incidents. Notably, recent year-over-year trends indicate a meaningful decline in violent offense rates, suggesting incremental improvement that can support leasing stability when paired with prudent onsite management.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), this area performs competitively on improvement momentum but is nearer the middle of the pack on overall crime exposure. For investors, this points to standard risk controls—lighting, access management, and resident engagement—rather than extraordinary mitigation.
Nearby employment anchors include energy, utilities, packaging, beverages, and defense/public safety technology. Proximity to these employers supports commute convenience and a diversified renter base that underpins leasing and renewal performance.
- Chevron — energy (2.8 miles)
- Edison International — electric utility (5.3 miles) — HQ
- International Paper — packaging (11.0 miles)
- Coca-Cola Downey — beverages (13.6 miles)
- Raytheon Public Safety RTC — defense & public safety tech (13.7 miles)
This 30-unit, 2002-vintage multifamily property in Arcadia offers relative competitiveness versus older neighborhood stock while remaining well-positioned for targeted modernization. Neighborhood occupancy has held in the low 90s with slight improvement over the past five years, and elevated home values in Arcadia help sustain reliance on rentals, supporting demand resilience and renewal potential.
Within a 3-mile radius, renter-occupied units represent a substantial share of housing, and households have grown while average household size has eased—conditions that typically expand the renter pool and support steady absorption. According to CRE market data from WDSuite, local rents and incomes are aligned enough to preserve pricing power without overextending affordability, pointing to a manageable retention profile for well-operated assets.
- Newer 2002 vintage offers a competitive edge, with value-add potential through selective updates
- Stable neighborhood occupancy and a sizable renter base support leasing durability
- High-cost ownership market reinforces multifamily demand and renewal prospects
- Proximity to diverse employers supports tenant demand and retention
- Risk: amenity gaps and average-to-moderate safety metrics call for standard asset management and security focus