| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 54th | Good |
| Amenities | 24th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 601 E 8th St, Azusa, CA, 91702, US |
| Region / Metro | Azusa |
| Year of Construction | 1987 |
| Units | 112 |
| Transaction Date | 2025-06-27 |
| Transaction Price | $29,300,000 |
| Buyer | AZUSA GARDENS OWNER LP |
| Seller | KS CHOE FAMILY TRUST |
601 E 8th St Azusa Multifamily Investment
Neighborhood fundamentals point to steady renter demand and generally stable occupancy at the area level, according to WDSuite’s CRE market data. With ownership costs elevated in Azusa and broader Los Angeles County, the submarket’s tenant base supports consistent leasing, though investor attention to amenities and school quality is warranted.
Located in Azusa within the Los Angeles-Long Beach-Glendale metro, the neighborhood carries a C rating and ranks 1,059 out of 1,441 metro neighborhoods. That places it below the metro median overall, but occupancy at the neighborhood level is competitive nationally (59th percentile), signaling generally steady leasing conditions for professionally managed multifamily, based on CRE market data from WDSuite.
Parks are a relative strength (94th percentile nationally), while retail and daily-needs density inside the neighborhood is light (near the bottom of the metro for grocery, pharmacy, and cafes). Average school ratings sit below the national median, which can influence family renter preferences and suggests positioning toward value-conscious households or workforce housing.
The property’s 1987 vintage is older than the neighborhood’s average construction year (1998). For investors, that points to potential value-add through targeted renovations or systems modernization to enhance competitiveness versus newer stock and support rent trade‑outs and retention.
Tenure patterns indicate a lower renter concentration locally (below the metro median by rank), which can temper near-term leasing velocity but also reduce turnover risk where multifamily options are limited. Within a 3‑mile radius, households have grown over the past five years and are projected to keep increasing as average household size trends down, expanding the renter pool and supporting occupancy stability. Elevated home values relative to incomes at the neighborhood level reinforce reliance on rental housing, while area rent-to-income ratios suggest manageable affordability pressure that can aid lease retention.
Neighborhood safety indicators are mixed in a regional context. The area sits modestly above the national middle on overall safety (54th percentile nationwide), which is competitive among Los Angeles neighborhoods by percentile. However, WDSuite’s data shows a recent uptick in property offenses year over year, while violent offense estimates track better than the national middle. Investors should underwrite to standard security measures and monitor trend direction rather than block-level variation.
Nearby employers provide a diversified employment base that supports renter demand through commute convenience, led by energy, utilities, logistics, and industrial services represented below.
- Chevron — energy (8.7 miles)
- Edison International — utilities (11.8 miles) — HQ
- Ryder Vehicle Sales — logistics & fleet (12.4 miles)
- Waste Management — environmental services (15.3 miles)
- United Technologies — aerospace & industrial (15.6 miles)
601 E 8th St offers scale at 112 units in an inner‑suburban Los Angeles County location where neighborhood occupancy trends are stable and parks access is a plus, according to WDSuite’s commercial real estate analysis. Elevated ownership costs in the surrounding area support sustained renter demand, while rent-to-income dynamics point to manageable affordability pressure that can aid renewal capture.
Built in 1987, the asset is positioned for value-add through interior and building system upgrades to compete with the metro’s newer stock. Within a 3‑mile radius, household counts have increased and are projected to keep rising as household sizes decline, expanding the local renter pool and supporting leasing durability even as amenity density and school ratings trail regional leaders.
- Inner‑suburban Los Angeles location with neighborhood occupancy competitive nationally, supporting lease stability
- 112‑unit scale enables operational efficiencies and revenue management
- 1987 vintage offers value‑add and systems modernization potential versus newer metro stock
- High ownership costs reinforce rental demand; rent-to-income levels support retention strategies
- Risks: lighter neighborhood amenity set, below-median school ratings, and recent property crime uptick warrant prudent underwriting and asset management