| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 61st | Good |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19531 E Cienega Ave, Covina, CA, 91724, US |
| Region / Metro | Covina |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 2001-04-14 |
| Transaction Price | $1,580,000 |
| Buyer | SINGH KASHMIR |
| Seller | WANG VIVIAN WEI WEI |
19531 E Cienega Ave, Covina CA Multifamily Investment
Neighborhood occupancy is strong and has trended upward in recent years, supporting stable rent rolls according to WDSuite’s CRE market data. This inner-suburban location in Los Angeles County offers durable renter demand at the neighborhood level, not the property, with pricing supported by elevated ownership costs.
This inner suburb of the Los Angeles-Long Beach-Glendale metro carries a B neighborhood rating and posts occupancy near the top decile nationally, signaling durable demand and lower downtime risk for stabilized assets. Median contract rents sit in the upper national range, while the neighborhood’s renter-occupied share is roughly half of housing units, indicating a sizable tenant base for multifamily owners.
Against metro peers, the area’s overall standing is above the metro median (ranked 581 among 1,441 neighborhoods), and neighborhood-level occupancy performance is competitive (ranked 246 of 1,441). Nationally, rent levels and net operating income per unit benchmark in higher percentiles, underscoring revenue potential in line with stronger suburban Los Angeles submarkets based on CRE market data from WDSuite.
Household statistics aggregated within a 3-mile radius show modest population growth recently and an increase in total households alongside smaller average household size. Looking ahead, forecasts continue to point to growth in households and rising incomes, which can expand the renter pool and help support occupancy stability and leasing velocity even if population is flat to slightly down.
Home values in the neighborhood rank in a high national percentile, signaling a high-cost ownership market. For investors, that typically sustains reliance on rental housing, aiding retention and pricing power. Average school ratings trend slightly above national midpoints, and daily-needs retail like pharmacies and groceries show solid coverage, though café and park density is limited compared with urban cores.
Vintage context: the property’s 1988 construction is slightly newer than the neighborhood’s average vintage (1983). This positioning can be competitively favorable versus older stock, while still warranting capital planning for aging systems and selective renovations to maintain rent achievement.
Safety indicators are mixed but improving. Compared with neighborhoods nationwide, overall crime sits slightly better than the national midpoint, while violent and property offense rates track closer to national mid-range levels. One-year trend data shows double-digit declines in both violent and property offense estimates, placing the neighborhood above average for improvement nationally.
Within the Los Angeles-Long Beach-Glendale metro, the neighborhood’s crime ranking sits around the metro median among 1,441 neighborhoods. For investors, this suggests typical suburban risk management considerations rather than outlier exposure, with recent downward trends providing a constructive backdrop to leasing and retention.
Nearby corporate offices provide a diversified employment base that supports commuter convenience and renter demand, including Chevron, Ryder Vehicle Sales, Edison International, Waste Management, and United Technologies.
- Chevron — energy (9.3 miles)
- Ryder Vehicle Sales — transportation & logistics (9.7 miles)
- Edison International — utilities (12.5 miles) — HQ
- Waste Management — environmental services (12.7 miles)
- United Technologies — aerospace & industrial (13.2 miles)
19531 E Cienega Ave is a 20-unit 1988-vintage asset positioned in a high-cost ownership pocket of Los Angeles County where neighborhood occupancy ranks high nationally and rent levels benchmark above average. The 3-mile area shows rising household counts and higher incomes, supporting a larger tenant base and sustained demand for multifamily units. According to CRE market data from WDSuite, neighborhood NOI per unit and occupancy perform in strong national percentiles, aligning with stable operations for well-managed assets.
The property’s slightly newer-than-local-average vintage offers a competitive edge against older stock, with potential to capture renewals and incremental rent through targeted upgrades. Elevated home values in the neighborhood tend to reinforce rental reliance, aiding pricing power and lease retention. Key watch items include thinner amenity density (limited parks and cafés) and typical suburban crime considerations, though recent safety trends have improved.
- High neighborhood occupancy and above-average rent positioning support stable cash flow potential
- 1988 construction offers competitive positioning versus older nearby stock with value-add upside
- 3-mile household and income growth expands the renter pool and underpins leasing
- Elevated ownership costs in the area reinforce reliance on rental housing and retention
- Risks: lower amenity density and mid-range safety require standard leasing and asset management focus