| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 76th | Best |
| Amenities | 27th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 655 W Naomi Ave, Arcadia, CA, 91007, US |
| Region / Metro | Arcadia |
| Year of Construction | 1985 |
| Units | 101 |
| Transaction Date | 2014-02-05 |
| Transaction Price | $13,010,130 |
| Buyer | NAOMI GARDENS LP |
| Seller | CALIFORNIA TRINITY HOUSING INC |
655 W Naomi Ave, Arcadia CA Multifamily Investment
Stabilized renter demand in an Inner Suburb setting with strong schools and a high-cost ownership market, according to WDSuite’s CRE market data. Positioning supports retention and steady leasing for a 1985-vintage, 101-unit asset.
Arcadia’s Inner Suburb location offers livability drivers that matter to renters: top-tier public schools (average rating near the top of the metro and 100th percentile nationally) and household incomes well above national norms. The neighborhood carries a B- rating and sits around the metro middle among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, suggesting balanced fundamentals rather than an outlier profile, based on CRE market data from WDSuite.
Renter-occupied housing within a 3-mile radius accounts for roughly four in ten units, indicating a sizable tenant base that supports multifamily demand and occupancy stability. Neighborhood contract rents are elevated for the region, while the rent-to-income profile signals manageable affordability pressure that can aid lease retention. Home values are among the highest nationally, reinforcing reliance on rental housing and giving well-run properties some pricing power.
Amenity access skews toward restaurants (competitive nationally), while neighborhood counts for cafes, groceries, parks, and pharmacies are thinner; residents typically rely on nearby corridors for daily needs. Childcare coverage ranks strong within the metro, which helps family-oriented renter segments.
Demographics within a 3-mile radius point to steady demand drivers: households have grown in recent years and are projected to continue increasing, even as average household size trends slightly lower—conditions that expand the renter pool and support occupancy. Looking forward, forecast rent levels rise alongside incomes, which favors revenue durability for professionally managed assets undergoing targeted upgrades informed by multifamily property research.
Safety indicators show mixed positioning: within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the neighborhood’s crime rank places it among the less-safe cohort locally; however, national comparisons put it in the top quartile for safety, indicating comparatively favorable conditions versus many U.S. neighborhoods.
Recent trends are constructive: estimated violent and property offenses show notable year-over-year declines, which supports investor confidence in tenant retention and day-to-day operations without overstating block-level outcomes. As always, underwriting should consider property-level security, lighting, and management practices to sustain the trend.
The area draws on a diverse employment base that supports renter demand and commute convenience, led by energy, utilities, manufacturing, and corporate services from nearby offices and headquarters: Chevron, Edison International, International Paper, Avery Dennison, and Reliance Steel & Aluminum.
- Chevron — energy offices (4.1 miles)
- Edison International — utilities (5.1 miles) — HQ
- International Paper — packaging & paper (11.6 miles)
- Avery Dennison — materials & labeling (11.9 miles) — HQ
- Reliance Steel & Aluminum — metals & distribution (12.4 miles) — HQ
655 W Naomi Ave is a 1985-vintage, 101-unit property in an Inner Suburb with top-tier schools and a high-cost ownership market. The vintage is slightly newer than the neighborhood average, offering competitive positioning versus older stock; targeted system refreshes and common-area updates can capture value-add upside while maintaining day-to-day reliability. According to commercial real estate analysis from WDSuite, neighborhood occupancy sits near the metro middle and renter demand is underpinned by a sizable renter-occupied share within a 3-mile radius, strong household incomes, and rising forecast rents.
Household counts in the surrounding 3-mile area have increased and are expected to continue rising, even as household sizes edge down—conditions that expand the tenant base and support occupancy stability. Elevated home values reinforce renter reliance on multifamily, and proximity to major employers broadens the leasing funnel. Risks to monitor include thinner immediate amenity density and mixed metro-relative safety readings, which place a premium on professional management and asset-level improvements.
- Inner Suburb location with top-ranked schools supports family-oriented renter demand
- 1985 construction offers competitive positioning vs. older stock with value-add upgrade potential
- High-cost ownership market sustains rental demand and pricing power potential
- Growing household counts within 3 miles support occupancy stability and leasing
- Risks: thinner immediate amenities and below-metro safety rank require focused management