| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 69th | Good |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 417 E Live Oak Ave, Arcadia, CA, 91006, US |
| Region / Metro | Arcadia |
| Year of Construction | 1973 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
417 E Live Oak Ave Arcadia Multifamily Investment
Neighborhood occupancy trends point to durable renter demand and steady leasing conditions, according to WDSuite’s CRE market data. In a high-cost ownership pocket of Arcadia, stabilized renter need supports consistent performance for well-managed assets.
Competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 441 of 1,441), this Inner Suburb location offers balanced fundamentals for multifamily investors. Neighborhood occupancy is in the 65th percentile nationally — measured for the neighborhood, not the property — signaling generally stable lease-up and retention potential in typical cycles.
Local amenity access skews practical rather than lifestyle-driven. Grocery and parks coverage track in higher national percentiles, while cafes and pharmacies are comparatively sparse, suggesting residents prioritize day-to-day convenience over discretionary retail. For investors, this points to steady workforce-oriented demand rather than amenity-premium rent positioning.
Within a 3-mile radius, households have grown even as population edged down, indicating smaller household sizes and gradual shifts in composition. Roughly half of housing units are renter-occupied in the 3-mile area, providing meaningful depth to the tenant base and supporting occupancy stability for professionally operated properties.
Elevated home values (top national percentiles) define this submarket as a high-cost ownership environment, which tends to reinforce reliance on multifamily housing and can aid lease retention. Median rents sit high for the region, yet rent-to-income ratios at the neighborhood level indicate manageable affordability pressure relative to many coastal submarkets, a dynamic that can support disciplined pricing and renewals. Based on commercial real estate analysis from WDSuite, the neighborhood’s demographic profile also skews toward higher educational attainment, aligning with stable income characteristics.
Safety indicators are generally favorable in a regional context. Overall crime positioning is above the metro median (ranked 694 of 1,441 Los Angeles metro neighborhoods). Compared with neighborhoods nationwide, property-offense levels align with the safer side of the spectrum, and violent-offense metrics sit modestly better than national averages.
Recent year-over-year shifts show a notable uptick in violent-offense estimates, while property-offense trends improved. Investors should underwrite with standard operating safeguards and monitor trendlines, recognizing that these figures reflect neighborhood-level patterns rather than conditions specific to 417 E Live Oak Ave.
Nearby corporate offices create a diversified employment base that supports renter demand and commute convenience for residents. Notable employers include Chevron, Edison International, International Paper, Reliance Steel & Aluminum, and Avery Dennison.
- Chevron — energy corporate offices (2.8 miles)
- Edison International — electric utility corporate offices (5.1 miles) — HQ
- International Paper — packaging corporate offices (10.9 miles)
- Reliance Steel & Aluminum — metals distribution corporate offices (13.8 miles) — HQ
- Avery Dennison — materials & labeling corporate offices (13.9 miles) — HQ
Built in 1973, this 60‑unit asset is newer than the neighborhood’s average vintage, providing relative competitiveness versus older stock while still offering scope for targeted system modernization or common-area updates. The neighborhood’s occupancy sits in the mid‑range nationally, and elevated ownership costs tilt households toward renting — dynamics that can support steady absorption and renewals for well-managed communities.
Within a 3‑mile radius, households are increasing even as population is roughly flat to slightly lower, pointing to smaller household sizes and a sustained renter pool. High educational attainment and income characteristics in the neighborhood support credit quality, and, according to CRE market data from WDSuite, rent-to-income indicators suggest manageable affordability pressure relative to many coastal peers. Key underwrite considerations include measured amenity depth and monitoring of recent violent-offense trend shifts at the neighborhood level.
- Newer-than-neighborhood-average 1973 vintage with potential modernization upside
- High-cost ownership market supports durable multifamily demand and retention
- Neighborhood occupancy and renter depth point to stable leasing conditions
- Household growth within 3 miles expands the local tenant base over time
- Risks: limited discretionary amenities nearby and recent neighborhood-level safety volatility