| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 76th | Best |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 456 Fairview Ave, Arcadia, CA, 91007, US |
| Region / Metro | Arcadia |
| Year of Construction | 1973 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
456 Fairview Ave Arcadia Multifamily Investment
Neighborhood occupancy in the mid-90s and elevated for-sale home values support durable renter demand in Arcadia, according to WDSuite s CRE market data. These dynamics point to stable leasing conditions at the neighborhood level rather than the property itself.
Arcadia s Suburban neighborhood profile scores an A and ranks 133 out of 1,441 across the Los Angeles metro, placing it well above the metro median for overall livability and investment fundamentals, based on CRE market data from WDSuite. Neighborhood occupancy is 95.1% (measured for the neighborhood, not this property), which supports leasing stability and reduces downtime risk relative to many U.S. submarkets.
Amenity access is a clear strength: restaurants and cafes rank in the top decile nationally, and parks are also strong, which helps with resident retention and leasing velocity. Average school ratings are exceptional among the top quartile nationally and ranked first across 1,441 metro neighborhoods which can underpin sustained family renter interest and longer tenures.
The median home value in the neighborhood sits in the top percentile nationally. In a high-cost ownership market, this typically reinforces reliance on multifamily housing and can support pricing power while maintaining occupancy. At the same time, a rent-to-income ratio near one-third indicates potential affordability pressure, suggesting thoughtful renewal and lease management strategies are prudent for investor underwriting.
Tenure data indicate a renter-occupied share around the mid-40% range at the neighborhood level, signaling a sizable tenant base for a 30-unit asset. Within a 3-mile radius, households have increased in recent years and are projected to continue rising even as total population edges down, implying smaller household sizes and a broader renter pool over time a constructive setup for demand durability.
The property s 1973 construction is slightly older than the neighborhood s average vintage (1979). For investors, that often points to manageable capital planning needs and potential value-add or modernization upside to enhance competitiveness against newer stock while capturing retention benefits from the area s strong location fundamentals.
Safety indicators for the neighborhood compare favorably both metro-wide and nationally. The area ranks 467 out of 1,441 Los Angeles metro neighborhoods, which is competitive among Los Angeles neighborhoods. Nationally, the neighborhood sits around the low-70s percentile range, indicating a safer profile than most neighborhoods across the country.
Recent trend data show year-over-year declines in both violent and property offense estimates at the neighborhood level. While conditions can vary by block and over time, these directional improvements support a constructive outlook for resident retention and leasing stability.
Proximity to major employers supports a diverse commuter tenant base and helps underpin leasing stability, with access to energy, utilities, packaging, materials, and headquarters operations.
- Chevron energy (4.2 miles)
- Edison International utilities (5.5 miles) HQ
- International Paper packaging (11.9 miles)
- Avery Dennison materials & labels (12.1 miles) HQ
- Reliance Steel & Aluminum metals distribution (12.8 miles) HQ
456 Fairview Ave sits within an Arcadia neighborhood that ranks above the metro median for overall fundamentals, with strong school ratings, abundant amenities, and neighborhood occupancy around the mid-90s (neighborhood metric). Elevated ownership costs in the area reinforce reliance on rentals, supporting demand depth and pricing power as renewals cycle. According to CRE market data from WDSuite, the local renter-occupied share and rising household counts within a 3-mile radius point to a durable tenant base, even as population is relatively flat to slightly declining.
Built in 1973, the asset presents potential value-add and modernization angles to compete against newer product while leveraging Arcadia s strong location dynamics. Investors should incorporate prudent lease management given rent-to-income levels and monitor demographic shifts, but the combination of high-quality neighborhood amenities, strong schools, and proximity to diverse employers provides a constructive long-term thesis.
- Stable neighborhood occupancy and amenity-rich setting support retention
- High-cost ownership market reinforces multifamily rental demand and pricing power
- 1973 vintage offers value-add/modernization potential to enhance competitiveness
- Household growth within 3 miles expands the renter pool despite flat population
- Risks: affordability pressure (rent-to-income), modest population softness, and ongoing capex needs