| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 48th | Fair |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 745 E 5th St, Azusa, CA, 91702, US |
| Region / Metro | Azusa |
| Year of Construction | 1979 |
| Units | 61 |
| Transaction Date | 2012-10-30 |
| Transaction Price | $8,300,083 |
| Buyer | CLG BOLD ALOSTA LP |
| Seller | ALOSTA LANDMARK LP |
745 E 5th St Azusa Multifamily Investment
Neighborhood occupancy remains high and stable, supporting cash flow consistency for well-managed assets, according to WDSuite’s CRE market data. These trends reflect renter demand at the neighborhood level rather than this specific property.
Located in Azusa within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates a B and is competitive among 1,441 metro neighborhoods. Occupancy at the neighborhood level trends in the top quintile nationally, signaling durable renter demand and reduced downtime risk for stabilized assets.
Local amenity density is a relative strength: restaurants and cafes rank in the upper percentiles nationally, and parks are similarly abundant. While pharmacies and childcare options are thinner, grocery access is strong, which helps day-to-day livability for residents and supports leasing appeal. Average school ratings sit modestly above national norms, offering balanced family-oriented fundamentals without commanding the highest rent premiums.
The typical construction year in the neighborhood is 1976, and this property’s 1979 vintage is slightly newer than average. That positioning can remain competitive versus older stock, though investors should plan for targeted modernization and system updates to maintain leasing velocity against newer product.
Unit tenure skews toward a meaningful renter-occupied share at the neighborhood level, indicating a deep tenant base for multifamily operators. Within a 3-mile radius, recent population and household growth, alongside rising incomes, point to a larger tenant pool; projections indicate additional household growth and smaller average household sizes, which can support absorption and occupancy stability. In a high-cost ownership market locally, elevated home values tend to sustain renter reliance on multifamily housing, reinforcing pricing power while still requiring careful lease management to monitor affordability pressure.
Safety indicators compare favorably versus many neighborhoods nationwide, with overall crime metrics in the upper third nationally. Year-over-year, estimated violent and property offense rates show meaningful declines, suggesting improving conditions rather than sudden structural change. These readings describe neighborhood trends, not block-level conditions, and are best viewed alongside standard on-the-ground diligence.
Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods), the area performs above the metro median on several safety measures and sits in the top third nationally. For investors, a steady or improving safety profile can aid retention and support rent collections, while continued monitoring remains prudent as part of asset and neighborhood risk assessments.
Nearby corporate employers provide a diversified employment base and commuter convenience that supports renter demand and retention, including Chevron, Edison International, Ryder, Waste Management, and United Technologies.
- Chevron — energy (8.7 miles)
- Edison International — utilities (11.8 miles) — HQ
- Ryder Vehicle Sales — transportation & logistics (11.9 miles)
- Waste Management — environmental services (14.9 miles)
- United Technologies — aerospace & industrial offices (15.2 miles)
This 61-unit, 1979-vintage asset benefits from strong neighborhood fundamentals: high occupancy, a sizable renter-occupied housing base, and amenity density that supports leasing. Based on CRE market data from WDSuite, the neighborhood’s occupancy trends sit in the top quintile nationally, aligning with steady absorption and reduced downtime expectations versus softer submarkets.
Within a 3-mile radius, recent population and household growth, rising incomes, and projections for additional households point to a larger tenant base and ongoing renter pool expansion. The 1979 vintage is slightly newer than the neighborhood average, creating a manageable path for value-add through targeted renovations and system modernization while staying competitive with newer stock. Elevated ownership costs in the area tend to reinforce multifamily demand, though prudent lease management is warranted to balance pricing power with affordability pressure.
- Neighborhood occupancy trends in the top quintile nationally, supporting stable cash flow potential
- Amenity-rich setting (food, cafes, parks) enhances leasing appeal and retention
- 1979 vintage offers value-add potential via selective renovations and system updates
- High-cost ownership market sustains renter reliance on multifamily, aiding pricing power
- Risks: aging systems and selective amenity gaps (e.g., limited pharmacies/childcare) require capital planning and asset management