| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 41st | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1151 W Arrow Hwy, Azusa, CA, 91702, US |
| Region / Metro | Azusa |
| Year of Construction | 1987 |
| Units | 122 |
| Transaction Date | 1997-04-29 |
| Transaction Price | $4,655,000 |
| Buyer | STATE STREET BANK & TRUST COMPANY |
| Seller | R C HOBBS COMPANY |
1151 W Arrow Hwy Azusa Multifamily Investment
This 122-unit property built in 1987 sits in a neighborhood with 97.2% occupancy rates, significantly above the metro average. The area shows strong rental demand fundamentals according to CRE market data from WDSuite.
The property occupies a suburban Los Angeles County neighborhood that demonstrates solid fundamentals for multifamily investors. Neighborhood-level occupancy reaches 97.2%, ranking in the top quartile among 1,441 metro neighborhoods and reflecting strong tenant retention. With 35.1% of housing units renter-occupied, the area maintains a substantial rental base supporting consistent demand.
Demographics within a 3-mile radius show a stable tenant pool with 148,063 residents and average household incomes of $87,216. Forecasted growth indicates household count increases of 42.4% through 2028, expanding the potential renter pool. The area's median contract rent of $1,740 provides competitive positioning against neighborhood medians of $1,978, suggesting room for strategic rent optimization.
Built in 1987, this property aligns with the neighborhood's average construction vintage, indicating consistent building stock without unusual capital expenditure pressures. Local amenities include moderate restaurant density and childcare facilities, supporting tenant appeal. Schools average 3.0 out of 5, ranking above metro median and contributing to family renter retention.
Higher home values relative to incomes reinforce rental demand, as elevated ownership costs of $523,694 median keep households in the rental market. The neighborhood's housing metrics rank in the 81st percentile nationally, reflecting strong underlying real estate fundamentals that support multifamily performance.
The neighborhood demonstrates moderate safety metrics that warrant standard due diligence for multifamily investors. Property offense rates of 425 per 100,000 residents rank in the middle tier among 1,441 metro neighborhoods, with recent year-over-year decreases of 9.5% indicating improving trends.
Violent crime rates remain relatively contained at 62 incidents per 100,000 residents, also showing a 10.3% decline over the past year. These metrics place the area near metro averages, suggesting typical suburban Los Angeles County risk profiles that most institutional investors find acceptable for workforce housing strategies.
The property benefits from proximity to major corporate employers that provide stable workforce housing demand, with several Fortune 500 companies within commuting distance supporting tenant retention.
- Chevron — energy & petroleum (6.5 miles)
- Edison International — utilities & power generation (9.7 miles) — HQ
- Ryder Vehicle Sales — transportation & logistics (12.4 miles)
- International Paper — manufacturing & packaging (13.4 miles)
- United Technologies — aerospace & defense (13.9 miles)
This 122-unit property presents a compelling workforce housing opportunity in a neighborhood demonstrating exceptional occupancy fundamentals. With 97.2% neighborhood-level occupancy ranking in the top quartile among Los Angeles metro neighborhoods, the asset benefits from proven rental demand stability. The 1987 construction year aligns with area norms while offering potential value-add opportunities through strategic capital improvements.
Demographic projections show household growth of 42.4% through 2028, expanding the tenant base significantly. Current median household incomes of $87,216 support rent sustainability, while elevated home ownership costs reinforce renter reliance on multifamily housing. According to commercial real estate analysis from WDSuite, these fundamentals position the property for stable cash flows with upside potential through strategic management and selective improvements.
- Exceptional 97.2% neighborhood occupancy ranking top quartile metro-wide
- Strong demographic growth with 42.4% household increase projected through 2028
- Value-add potential through 1987 vintage property improvements
- Proximity to major employers including Edison International headquarters
- Risk consideration: Monitor rent-to-income ratios at 26% for affordability pressure