| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 57th | Good |
| Amenities | 12th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1631 E Cypress St, Covina, CA, 91724, US |
| Region / Metro | Covina |
| Year of Construction | 1979 |
| Units | 28 |
| Transaction Date | 2005-07-18 |
| Transaction Price | $1,251,000 |
| Buyer | CYPRESS VILLAGE CONDOS LLC |
| Seller | CYPRESS VILLAGE GENERAL PARTNERSHIP |
1631 E Cypress St Covina 28-Unit Multifamily
Neighborhood-level occupancy is exceptionally tight, according to WDSuite’s CRE market data, while a relatively small renter-occupied share suggests constrained rental supply that can support stable leasing for well-positioned assets.
Located in Covina’s inner-suburban fabric of Los Angeles County, the property sits in a neighborhood with top-tier occupancy performance nationally and a rank at the very top among 1,441 metro neighborhoods. For investors, this indicates resilient tenant stickiness and reduced downtime risk compared with broader metro patterns.
Local livability leans car-oriented. Restaurants are competitive versus national peers, but other daily amenities within the immediate neighborhood cluster are limited, implying residents typically access services along nearby corridors. Average school ratings track modestly above national midline, which can aid retention for larger households without commanding premium pricing.
Vintage context matters: the neighborhood’s average construction skew is early-1980s, and this asset’s 1979 vintage is slightly older. That typically points to potential value-add through unit modernization, building systems upgrades, and common-area refreshes to stay competitive against newer stock.
Tenure dynamics show a lower renter concentration at the neighborhood level, translating to a thinner immediate renter base but also less direct competition from neighboring rentals. Within a 3-mile radius, household counts have trended up while average household size edges down, signaling more households — and by extension a broader renter pool — even as overall population growth is mixed. Elevated home values for the area reinforce reliance on rental housing, supporting pricing power and lease retention when managed thoughtfully.
Comparable neighborhood safety metrics are not available in this data release for the Los Angeles-Long Beach-Glendale metro cut. Investors commonly benchmark against city and county trend reports and observe on-the-ground conditions when underwriting.
Given the car-oriented pattern and dispersed amenities, typical investor practice includes assessing street-level visibility, lighting, and access control as part of property operations planning rather than drawing conclusions from block-level statistics.
- Ryder Vehicle Sales — corporate offices (8.8 miles)
- Chevron — corporate offices (10.0 miles)
- Waste Management — corporate offices (11.7 miles)
- United Technologies — corporate offices (12.7 miles)
- Edison International — utilities corporate offices (13.2 miles) — HQ
This 28-unit asset built in 1979 benefits from a neighborhood with top-tier occupancy performance and elevated local home values, both of which support steady renter demand and lease retention. The average unit size of roughly 1,250 sq. ft. suggests family-friendly layouts that can reduce turnover when paired with consistent maintenance and resident services. According to CRE market data from WDSuite, the surrounding area shows limited renter-occupied stock, which can moderate competitive pressure from nearby rentals while sustaining pricing for well-positioned communities.
From an operations and capital viewpoint, the late-1970s vintage points to targeted value-add opportunities — interiors, building systems, and curb appeal — to stay competitive against early-1980s and newer product in the broader metro. Within a 3-mile radius, households are expanding even as household sizes trend slightly smaller, supporting a broader renter pool over time and underpinning occupancy stability with thoughtful lease management.
- Neighborhood-level occupancy sits at the top of metro rankings, supporting lower downtime risk.
- Larger average unit sizes can aid family retention and reduce turnover costs.
- High local home values reinforce renter reliance on multifamily housing, supporting pricing power.
- 1979 vintage offers clear value-add paths through interior and systems modernization.
- Risk: lower renter concentration nearby narrows the immediate tenant base, requiring focused leasing and marketing.