| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 41st | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 880 S Vincent Ave, Azusa, CA, 91702, US |
| Region / Metro | Azusa |
| Year of Construction | 1989 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
880 S Vincent Ave Azusa Multifamily Investment
Neighborhood occupancy sits near the high end of the Los Angeles metro, supporting income stability for a well-sized 88-unit asset, according to WDSuite s CRE market data.
Located in suburban Azusa within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows durable renter demand with occupancy above the metro median (ranked 387 out of 1,441 neighborhoods; top quartile nationally by percentile). Median asking rents in the area trend in the higher tier nationally (about top decile) while remaining competitive among Los Angeles neighborhoods (ranked 556 of 1,441), indicating pricing power without straying far from regional norms.
The asset s vintage is 1989, slightly newer than the neighborhood s average construction year of 1987. For investors, late-1980s construction can be relatively competitive versus older stock, while still benefiting from targeted modernization or systems upgrades to enhance rentability and operating efficiency.
Within a 3-mile radius, demographics point to a large and diversified tenant base with household counts having increased in recent years and forecasts indicating a further rise by 2028. Even as average household size trends lower, this typically expands the number of households, which supports a broader renter pool and helps sustain occupancy. Median household incomes in the 3-mile area have grown meaningfully over the last five years, which can aid lease retention and support rent levels. These dynamics are based on CRE market data from WDSuite.
Tenure data show a renter-occupied share around the mid-30% range in the immediate neighborhood, signaling a sizable base of multifamily users. For investors, a moderate renter concentration often supports steady leasing activity while limiting volatility tied to ownership cycles. Amenities are mixed: grocery and restaurant density track above national medians, while cafes and pharmacies are limited, a factor to consider for positioning and resident services. School ratings land modestly above the national midpoint, which can appeal to family renters without commanding premium school district pricing.
Safety indicators for the neighborhood sit near the national midpoint overall. Compared with Los Angeles-Long Beach-Glendale metro peers, the area is roughly middle-of-the-pack (crime rank 876 of 1,441 neighborhoods). Nationally, its safety percentile is close to average, and both violent and property offense rates have trended lower over the past year, which is directionally supportive for renter retention.
Nearby corporate offices provide a broad employment base that supports workforce housing demand and commute convenience, including Chevron, Edison International, Ryder Vehicle Sales, International Paper, and United Technologies.
- Chevron energy (6.7 miles)
- Edison International utilities holding (9.8 miles) HQ
- Ryder Vehicle Sales logistics & fleet (12.7 miles)
- International Paper packaging & paper (13.7 miles)
- United Technologies aerospace offices (14.4 miles)
880 S Vincent Ave offers scale at 88 units with functional average unit sizes near 750 sq. ft., positioned in a neighborhood that posts above-median metro occupancy and rent levels that sit in the higher national tier. The 1989 construction is slightly newer than nearby stock, suggesting competitive positioning today with room for focused value-add through interior updates or efficiency enhancements. Elevated home values in the area tend to reinforce reliance on multifamily housing, while a moderate rent-to-income profile supports retention and more predictable collections.
Within a 3-mile radius, recent increases in household counts and projections for further growth point to a larger tenant base over the next several years, supporting occupancy stability and leasing velocity. According to CRE market data from WDSuite, the neighborhood s renter-occupied share and above-median occupancy collectively indicate durable demand, though investors should weigh softer amenity depth and a mixed-but-improving safety profile when planning underwriting assumptions and resident experience investments.
- Above-median metro occupancy supports stable cash flow and pricing power
- 1989 vintage with targeted renovation upside to enhance NOI
- Elevated ownership costs in the area sustain multifamily renter demand
- 3-mile household growth and income gains expand the tenant base
- Risks: thinner amenity mix and mid-range safety metrics require thoughtful positioning