| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 41st | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 840 S Vincent Ave, Azusa, CA, 91702, US |
| Region / Metro | Azusa |
| Year of Construction | 1989 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | $3,750,000 |
| Buyer | MIGHTY OAK LLC |
| Seller | PEACHTREE MANOR |
840 S Vincent Ave Azusa Multifamily Investment
Neighborhood occupancy has been resilient and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. This summary distills the key factors investors review in multifamily property research for suburban Los Angeles County.
Located in suburban Azusa within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows occupancy stability at the neighborhood level, competitive among Los Angeles-Long Beach-Glendale neighborhoods and in the top quartile nationally (neighborhood rank 387 of 1,441; national percentile 84), per WDSuite. For investors, that indicates steady leasing conditions that can support cash-flow consistency, while allowing for revenue management without overreliance on concessions.
Renter-occupied housing accounts for roughly a third of units in the neighborhood (35.1% renter concentration). That depth of renter demand, combined with a five-year increase in neighborhood median contract rents and incomes, points to a stable tenant base rather than transient turnover risk.
Livability is anchored by everyday services more than lifestyle density: grocery access ranks above the metro median, while restaurants are competitive, but cafés and pharmacies rank below the metro median (amenities overall are below metro median; national percentile 44). Average school ratings sit modestly above the national midpoint (3.0/5; national percentile 61), which can aid retention for family renters seeking stability.
For ownership costs, neighborhood home values are elevated relative to national norms (national percentile 85) and value-to-income metrics are high by national comparison (percentile 86). In investor terms, this high-cost ownership environment tends to sustain reliance on rental housing, supporting renter demand and lease retention for well-managed assets.
Demographics within a 3-mile radius indicate a broadly stable population with a modest recent dip but growth in households and families, alongside smaller average household sizes. Near-term and five-year projections call for an increase in households and incomes, expanding the renter pool and supporting occupancy stability, based on WDSuite’s market view.
Vintage context: the property was built in 1989, slightly newer than the neighborhood’s average construction year (1987). This positioning can be competitive versus older stock, though investors should underwrite ongoing modernization and systems updates typical for late-1980s construction.
Safety metrics for the neighborhood track close to national midpoints overall (crime national percentile near the middle). Compared with other areas in the Los Angeles-Long Beach-Glendale metro, the neighborhood sits below the metro median (crime rank 876 of 1,441). Recent trend data shows estimated one-year declines in both property and violent offenses, which is a constructive directional signal for leasing and retention.
In investor terms, these figures suggest a mainstream risk profile by national standards with improving short-term trends. As always, underwriting should reflect property-level measures (lighting, access control) and management practices that align with neighborhood conditions.
Nearby employers provide a diversified white-collar and industrial base that supports renter demand through commute convenience. Key nodes include Chevron, Edison International, Ryder Vehicle Sales, International Paper, and United Technologies.
- Chevron — energy offices (6.7 miles)
- Edison International — utilities & corporate services (9.8 miles) — HQ
- Ryder Vehicle Sales — transportation & logistics (12.7 miles)
- International Paper — packaging & distribution (13.7 miles)
- United Technologies — aerospace/industrial offices (14.4 miles)
This 88-unit, 1989-vintage asset benefits from neighborhood occupancy that is competitive within the Los Angeles-Long Beach-Glendale metro and top quartile nationally, supporting income durability. Elevated home values and a high value-to-income ratio in the neighborhood reinforce renter reliance on multifamily housing, while rent-to-income levels suggest manageable affordability pressure that can aid retention and renewal outcomes.
Within a 3-mile radius, households and families have grown even as population was largely stable, with projections indicating further household growth and smaller household sizes — dynamics that typically expand the renter pool and support steady leasing. According to CRE market data from WDSuite, local rents and incomes have trended upward, and while amenities skew more toward essentials than lifestyle density, that profile aligns with durable, workforce-oriented demand.
- Occupancy stability at the neighborhood level, competitive in-metro and top quartile nationally
- High-cost ownership market underpins renter demand and supports lease retention
- 1989 vintage offers value-add and modernization opportunities versus older stock
- 3-mile household growth and smaller household sizes expand the tenant base
- Risk: amenity density is below metro median; prudent underwriting and active management remain important