| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 33rd | Poor |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18645 E Arrow Hwy, Covina, CA, 91722, US |
| Region / Metro | Covina |
| Year of Construction | 1981 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
18645 E Arrow Hwy Covina Multifamily Investment
Neighborhood occupancy is exceptionally tight and ownership costs are high for Los Angeles County, suggesting durable renter demand near Covina, according to WDSuite s CRE market data. Built in 1981, the property s scale supports operational efficiency with potential for targeted value-add.
Livability leans on core San Gabriel Valley fundamentals rather than dense on-neighborhood amenities. Pharmacy access scores in the top decile nationally, while cafes, parks, and groceries within the immediate neighborhood are limited; investors should underwrite resident convenience via nearby corridors and drive-time retail rather than walkable options.
For rental dynamics, the neighborhood s occupancy ranks first among 1,441 Los Angeles metro neighborhoods, indicating above-metro stability and limited near-term lease-up risk. Median contract rents and household incomes score well versus national peers, and the area s high-cost ownership market (home values well above national norms) tends to reinforce renter reliance on multifamily housing and support pricing power over time.
Tenure patterns show a sizable share of housing units are renter-occupied, providing a meaningful tenant base and supporting steady absorption for professionally managed assets. Within a 3-mile radius, modest population growth and a larger increase in household counts point to smaller household sizes and a gradual expansion of the renter pool, which supports occupancy stability and renewal potential.
Vintage matters for capital planning: constructed in 1981 versus a neighborhood average near the mid-1980s, the asset may trail newer competitive stock on systems and finishes, creating practical value-add or modernization opportunities to defend rent positioning. These dynamics align with investor priorities surfaced through commercial real estate analysis from WDSuite, while still requiring prudent reserves for aging components.
Safety trends are mixed in the immediate neighborhood compared with national and metro benchmarks. Overall crime performance sits near the national midpoint, which is competitive among Los Angeles neighborhoods but not top tier.
Property offenses have declined year over year, improving comparatives and supporting retention and asset protection strategies. Violent incidents, however, trended higher recently; investors should calibrate security measures and operating protocols accordingly, benchmarking against submarket peers rather than isolated blocks. In short, conditions are serviceable for workforce-oriented assets but warrant standard risk controls typical for Urban Core locations.
Regional employment anchors within commuting range include energy, logistics, and utilities, supporting workforce housing demand and retention for assets serving Covina and adjacent San Gabriel Valley nodes. The list below highlights nearby corporate offices relevant to tenant employment corridors.
- Chevron energy operations (8.5 miles)
- Ryder Vehicle Sales logistics & transportation (10.6 miles)
- Edison International utilities & corporate services (11.7 miles) HQ
- Waste Management environmental services (13.6 miles)
- United Technologies aerospace & tech offices (13.6 miles)
18645 E Arrow Hwy offers scale at 44 units with neighborhood-level occupancy that is among the strongest in the Los Angeles metro, supporting leasing stability. Elevated home values relative to incomes signal a high-cost ownership market that reinforces multifamily demand and renewal leverage. According to CRE market data from WDSuite, renter concentration in the neighborhood is sizeable, and within a 3-mile radius, steady household growth indicates a gradually expanding tenant base.
The 1981 vintage suggests straightforward value-add potential through unit modernization and systems updates to stay competitive with newer stock. Limited on-neighborhood amenities and mixed safety readings argue for practical operating plans (parking, lighting, access control) and a focus on convenience to regional job corridors to support retention.
- Exceptional neighborhood occupancy supports lease-up and renewal stability.
- High-cost ownership market sustains renter reliance and pricing power potential.
- 1981 vintage creates value-add and capex-driven upside via modernization.
- Proximity to diverse employers underpins workforce housing demand.
- Risks: limited walkable amenities and mixed safety trends require active management.