| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 45th | Fair |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 152 E Covina Blvd, Covina, CA, 91722, US |
| Region / Metro | Covina |
| Year of Construction | 1987 |
| Units | 24 |
| Transaction Date | 2005-09-01 |
| Transaction Price | $1,000,000 |
| Buyer | REPUBLIC PROPERTIES-COVINA I |
| Seller | COVINA REDEVELOPMENT AGENCY |
152 E Covina Blvd Covina 24‑Unit Multifamily
Neighborhood occupancy remains solid and ownership costs are elevated relative to incomes, supporting renter demand near 152 E Covina Blvd, according to WDSuite’s CRE market data.
Located in Covina’s inner suburban fabric of Los Angeles County, the area offers everyday conveniences and supports multifamily fundamentals. Neighborhood occupancy is strong and has trended higher over the past five years, indicating stable leasing conditions at the neighborhood level rather than the property itself.
Access to essentials is a relative strength: grocery options and childcare availability rank high versus neighborhoods nationwide, while restaurants are plentiful. Immediate walkable cafe, park, and pharmacy density is limited, so residents may rely on short drives for some amenities.
For investors assessing renter demand depth, the renter-occupied share is around two-fifths of housing units, signaling a meaningful tenant base without overreliance on rentals. Elevated home values in the neighborhood and a high value-to-income ratio denote a high-cost ownership market, which tends to sustain multifamily demand and support lease retention.
Within a 3-mile radius, households have grown in recent years and are projected to continue increasing through 2028, even as average household size edges lower. This combination typically expands the local renter pool and supports occupancy stability. Median household incomes have also advanced, which can aid rent collections and reduce turnover risk, based on CRE market data from WDSuite.
Safety metrics are mixed but generally compare favorably to national norms. The neighborhood’s crime profile sits above the metro median among 1,441 Los Angeles–Long Beach–Glendale neighborhoods, and overall crime rates track in the upper half nationally. Violent offenses are comparatively low versus U.S. neighborhoods and have improved year over year.
Property-related offenses show less favorable recent movement, with a one-year uptick. Investors should weigh this against the positive trend in violent incidents and the area’s above-median standing in the metro. As always, evaluate block-level patterns and asset security measures as part of due diligence rather than relying solely on neighborhood aggregates.
Nearby corporate employers underpin a diversified workforce and commuting base that supports renter demand and lease retention, including Chevron, Ryder, Edison International, United Technologies, and Waste Management.
- Chevron — energy offices (8.3 miles)
- Ryder Vehicle Sales — logistics & fleet services (10.4 miles)
- Edison International — electric utility (11.4 miles) — HQ
- United Technologies — industrial & aerospace (13.0 miles)
- Waste Management — environmental services (13.3 miles)
This 1987, 24‑unit asset sits in a neighborhood with high occupancy and a sizable renter-occupied base, pointing to steady leasing conditions. Elevated ownership costs relative to incomes indicate a high‑cost ownership market, which typically reinforces reliance on multifamily housing and supports pricing power and retention. Within a 3‑mile radius, household counts have risen and are projected to grow further by 2028 while average household size declines, a pattern that usually expands the tenant base and supports occupancy stability. These dynamics align with broader Los Angeles metro trends for established inner suburbs, based on CRE market data from WDSuite.
The 1987 vintage suggests potential value‑add through unit modernization and selective capital improvements, with the aim of improving competitive positioning versus newer stock. Rent levels in the neighborhood sit above national norms but the rent‑to‑income profile indicates manageable affordability pressure, supporting collections with prudent lease management. Key watch items include limited immediate park and cafe density and a recent uptick in property‑related offenses, warranting standard security and asset‑level mitigation.
- Strong neighborhood occupancy and stable leasing backdrop support income durability.
- High‑cost ownership market sustains renter reliance and pricing power.
- 3‑mile household growth and smaller household sizes expand the renter pool.
- 1987 vintage offers value‑add potential via targeted renovations and operations.
- Monitor amenity gaps and recent property‑crime trends as underwriting risks.