| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 33rd | Poor |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 810 S Citrus Ave, Azusa, CA, 91702, US |
| Region / Metro | Azusa |
| Year of Construction | 1987 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
810 S Citrus Ave Azusa Multifamily Investment
This 22-unit property built in 1987 operates in a neighborhood with full occupancy and strong renter demand, according to CRE market data from WDSuite.
The Azusa neighborhood demonstrates stable fundamentals with a 100% occupancy rate ranking first among 1,441 metro neighborhoods, supporting consistent rental demand. Contract rents at $1,935 place the area in the 90th national percentile, while the rent-to-income ratio of 0.25 indicates affordable housing costs relative to local earnings.
Demographics within a 3-mile radius show a population of approximately 170,300 with steady growth of 1.1% over five years. Household formation has increased 5.6% during the same period, expanding the potential renter pool. The area maintains 42.7% renter-occupied units, providing a substantial tenant base for multifamily properties.
The property's 1987 construction year aligns with the neighborhood average vintage of 1984, indicating consistent building stock without significant capital expenditure pressures from outdated infrastructure. Home values averaging $589,608 with 50.7% appreciation over five years reinforce rental demand by maintaining elevated ownership costs that keep households in the rental market.
Amenity density remains limited with minimal retail and dining options per square mile, though pharmacy access ranks in the 91st national percentile. The neighborhood's housing fundamentals rank in the 84th national percentile, reflecting strong underlying real estate dynamics despite modest amenity infrastructure.
Safety metrics show the neighborhood performing near metro averages, ranking 784th among 1,441 Los Angeles area neighborhoods for overall crime, placing it in the 52nd national percentile. Property crime rates have declined 30.9% year-over-year, indicating improving conditions for tenant retention and property management.
Violent crime rates remain below many urban core areas at 48.8 incidents per 100,000 residents, though this metric increased 34.4% over the past year. Investors should monitor these trends as part of ongoing property management and tenant satisfaction considerations.
The surrounding employment base includes major corporate offices within commuting distance, supporting workforce housing demand for the property's tenant profile.
- Chevron — energy sector offices (8.4 miles)
- Ryder Vehicle Sales — transportation services (10.8 miles)
- Edison International — utility headquarters (11.5 miles) — HQ
- United Technologies — aerospace and defense (13.6 miles)
- Waste Management — environmental services (13.8 miles)
This 22-unit property benefits from neighborhood-level occupancy stability and rental demand fundamentals that outperform most Los Angeles metro areas. The 1987 construction year provides a stable asset without immediate major capital requirements, while contract rents at $1,935 reflect strong pricing power in a market where rental demand is reinforced by elevated home ownership costs.
Demographic growth within the 3-mile radius shows expanding household formation and stable population trends, supporting long-term tenant demand. The area's 84th national percentile ranking for housing fundamentals, combined with full occupancy rates, indicates underlying market strength despite limited amenity density that could present future value-add opportunities.
- Full neighborhood occupancy ranking first among 1,441 metro areas
- Stable 1987 vintage avoiding immediate capital expenditure pressures
- Growing household base with 5.6% increase over five years
- Strong rental pricing power with rents in 90th national percentile
- Risk consideration: Limited amenity density may affect long-term competitiveness