| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 48th | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 695 E 5th St, Azusa, CA, 91702, US |
| Region / Metro | Azusa |
| Year of Construction | 1987 |
| Units | 32 |
| Transaction Date | 2011-08-04 |
| Transaction Price | $4,648,046 |
| Buyer | VANNOY MARY L |
| Seller | VALENTINE SANDRA LEE |
695 E 5th St, Azusa CA Multifamily Positioning
Neighborhood occupancy remains resilient and renter demand is supported by elevated ownership costs, according to WDSuite s CRE market data, suggesting stable performance potential for a 32-unit asset in this pocket of Azusa.
This Urban Core neighborhood in the Los Angeles-Long Beach-Glendale metro is rated B and sits above the metro median overall (rank 585 among 1,441 metro neighborhoods). For investors, the key signal is occupancy stability: the neighborhood s apartment occupancy is high and placed in the 85th percentile nationally, indicating steady leasing conditions for comparable assets; this figure reflects the neighborhood, not the property.
At 1987 construction, the property is newer than the neighborhood s average vintage of 1976. That relative youth can improve competitive positioning versus older stock, though planning for modernization of building systems and common areas remains prudent to protect rents and reduce downtime.
Amenities are a local strength. Dining density ranks in the top decile nationally, and grocery access is also strong (both competitive among 1,441 metro neighborhoods), which supports renter retention and day-to-day convenience. Average school ratings are slightly above the national median, providing a balanced draw for households.
Tenure data point to a meaningful renter base: renter-occupied units account for roughly 42% of housing in the neighborhood. This renter concentration supports depth of demand for multifamily, while the remaining owner presence can temper volatility during softer leasing cycles. Elevated home values (92nd percentile nationally) in the neighborhood context further sustain reliance on rentals, reinforcing pricing power and lease retention for well-maintained properties.
Within a 3-mile radius, demographics show recent population growth alongside a faster increase in households, implying smaller household sizes and a broader tenant base. Looking ahead, projections indicate additional increases in household counts over the next five years, which should translate into more renters entering the market and support occupancy stability for well-positioned assets.
Safety trends are comparatively favorable at the neighborhood level. Based on the metro ranking (crime rank 510 among 1,441 Los Angeles-area neighborhoods), conditions track better than many parts of the region, and the neighborhood sits in a higher national safety percentile. Recent data also indicate year-over-year declines in both violent and property offenses, pointing to an improving trend rather than a one-off shift. These references reflect neighborhood conditions and not the specific property or block.
Nearby corporate offices anchor a diverse employment base that supports leasing stability through commute convenience, particularly for energy, utilities, logistics, and healthcare-related roles listed below.
- Chevron — energy (8.6 miles)
- Edison International — utility holding company (11.8 miles) — HQ
- Ryder Vehicle Sales — logistics & fleet sales (12.0 miles)
- Waste Management — waste services (14.9 miles)
- United Technologies — aerospace & defense (15.2 miles)
- International Paper — packaging & paper (15.6 miles)
- LKQ — auto parts distribution (17.2 miles)
- Mckesson Medical Surgical — medical supplies distribution (17.3 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (18.8 miles)
- Coca-Cola Downey — beverage bottling (18.9 miles)
Positioned within a high-occupancy neighborhood in the Los Angeles metro, 695 E 5th St offers exposure to steady renter demand and an ownership market with elevated home values that supports lease retention. The asset s 1987 vintage is newer than the area s average stock, which can enhance competitive standing versus older properties; investors should still underwrite selective modernization to sustain rents and reduce long-term capital risk. According to CRE market data from WDSuite, neighborhood occupancy tracks above metro averages, and local amenity density in dining and groceries helps reinforce renter convenience and retention.
Within a 3-mile radius, recent population growth and a faster increase in households expand the tenant base today, with further household gains projected over the next five years. A renter concentration near two-fifths at the neighborhood level indicates depth of demand for multifamily, while the strong employment base across utilities, logistics, and healthcare distribution within commutable distances supports day-to-day leasing.
- High neighborhood occupancy and strong amenity access support leasing stability.
- 1987 vintage offers competitive positioning versus older stock, with targeted modernization upside.
- Household growth within 3 miles points to a larger tenant base and continued demand for rentals.
- Elevated ownership costs locally reinforce renter reliance on multifamily housing and retention.
- Risks: macro sensitivity in the Los Angeles metro and the neighborhood s owner-leaning tenure could temper absorption in softer cycles.