| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 42nd | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1163 E Badillo St, Covina, CA, 91724, US |
| Region / Metro | Covina |
| Year of Construction | 1986 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1163 E Badillo St Covina Multifamily Investment
Positioned in a high-cost ownership pocket of Los Angeles County, this 21-unit asset benefits from steady neighborhood occupancy and a deep renter base, according to WDSuite’s CRE market data.
Covina’s Urban Core setting offers investors a balanced mix of daily conveniences and family-oriented amenities. Parks and childcare access score in the top quartile nationally, while pharmacies and grocery options are also above national medians. Restaurant density trends favorably versus national benchmarks, though cafe density is limited—an operational nuance more relevant to retail than housing fundamentals.
Neighborhood-level occupancy stands in the mid-90s and is above the national median (this is measured for the neighborhood, not the property), supporting lease stability for well-positioned multifamily. Median contract rents in the area run high for the nation, consistent with Los Angeles County’s high-cost ownership market; together with a value-to-income ratio that is elevated versus most U.S. neighborhoods, this context tends to reinforce renter reliance on multifamily housing and can aid pricing power when units are well maintained.
Vintage and competitive positioning matter here. With a 1986 construction year versus a neighborhood average around 1969, the asset is newer than much of the local stock—helpful for competitiveness relative to older product—while still warranting capital planning for aging systems and selective renovations that can capture value-add upside. Neighborhood renter-occupied share is high, indicating depth in the tenant base; separately, within a 3-mile radius, households increased over the last five years and are projected to continue rising alongside smaller average household sizes, expanding the pool of prospective renters and supporting occupancy stability.
Schools in the area trend slightly above the national median, which can bolster demand for larger floor plans. Amenity strengths (notably parks and childcare) and the neighborhood’s B+ rating compare favorably within the Los Angeles-Long Beach-Glendale metro, where this location is competitive among 1,441 metro neighborhoods.
Safety indicators for the neighborhood compare modestly better than national medians overall, with property-offense levels trending in a stronger national percentile and year-over-year declines noted in estimated property incidents. At the same time, recent estimates signal an uptick in violent-offense measures versus the prior year. Investors should interpret this as a mixed but manageable profile: comparative safety that is slightly favorable nationally, coupled with short-term volatility that warrants routine monitoring.
Within the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods, the location performs above metro averages on several safety dimensions but does not sit at the very top of the pack. As with any submarket in a large metro, prudent asset management—lighting, access control, and resident engagement—can help sustain leasing and retention in line with neighborhood norms.
The local employment base blends utility, energy, logistics, and industrial corporate offices, supporting workforce housing demand and commute convenience for renters. Nearby anchors include Ryder Vehicle Sales, Chevron, Waste Management, United Technologies, and Edison International.
- Ryder Vehicle Sales — vehicle fleet services (8.9 miles)
- Chevron — energy offices (9.4 miles)
- Waste Management — environmental services (11.8 miles)
- United Technologies — aerospace/industrial offices (12.1 miles)
- Edison International — electric utility (12.5 miles) — HQ
This 21-unit, 1986-vintage property in Covina sits in a neighborhood with occupancy above the national median and a renter base supported by elevated ownership costs and solid day-to-day amenities. Based on CRE market data from WDSuite, the area’s rent levels and high value-to-income dynamics indicate sustained renter reliance on multifamily housing, while the asset’s newer-than-local-average vintage offers a platform for targeted value-add to enhance competitiveness against older stock.
Within a 3-mile radius, households have been increasing and are projected to grow further even as average household size declines—conditions that typically expand the renter pool and support lease-up and retention for well-managed assets. Large average unit sizes here can appeal to families seeking more space near schools that trend slightly above national medians, reinforcing demand resilience through cycles.
- Occupancy above national median at the neighborhood level supports income stability
- High-cost ownership market reinforces depth of renter demand and pricing power
- 1986 vintage offers value-add potential versus older neighborhood stock
- 3-mile household growth and smaller household sizes expand the renter pool
- Risk: safety trends are mixed year-over-year; proactive management and monitoring recommended