| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 61st | Good |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19550 E Cienega Ave, Covina, CA, 91724, US |
| Region / Metro | Covina |
| Year of Construction | 1988 |
| Units | 78 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
19550 E Cienega Ave Covina Multifamily Investment
This 78-unit property benefits from strong neighborhood occupancy at 98% and competitive rents, with CRE market data from WDSuite indicating above-average net operating income potential in the Los Angeles metro.
Located in Covina's inner suburban setting, this neighborhood demonstrates stable fundamentals with a 98% occupancy rate ranking in the top quartile among 1,491 Los Angeles metro neighborhoods. The area maintains a balanced housing tenure split with 49.6% of units renter-occupied, supporting consistent rental demand alongside median contract rents of $1,960 that have grown 20% over five years.
The property's 1988 construction year aligns with the neighborhood average of 1983, positioning it within established building stock that may present value-add renovation opportunities for investors seeking to capture upside through strategic improvements. Demographics within a 3-mile radius show household income growth of 30% over five years to a median of $92,463, with forecasts indicating continued income expansion that supports rent growth potential.
Amenity access remains selective, with pharmacy density ranking in the 96th percentile nationally while other retail categories show limited walkable options. The neighborhood's housing rank places it in the 85th percentile nationally, reflecting strong underlying real estate fundamentals despite moderate amenity density that may appeal to residents prioritizing affordability over walkability.
Crime metrics show the neighborhood performing near metro averages, with property offense rates declining 34% year-over-year and violent crime decreasing 17%, indicating improving safety trends that support tenant retention and leasing velocity.
The neighborhood ranks in the middle tier among Los Angeles metro neighborhoods for overall crime, with recent downward trends in both property and violent offenses suggesting stabilizing conditions that align with the area's residential character and may contribute to sustained occupancy levels.
The surrounding employment base includes major corporate offices within commuting distance, providing workforce housing opportunities for employees across energy, logistics, and industrial sectors.
- Chevron — energy & petroleum (9.3 miles)
- Ryder Vehicle Sales — transportation & logistics (9.7 miles)
- Edison International — utilities & energy (12.5 miles) — HQ
- Waste Management — environmental services (12.6 miles)
- United Technologies — aerospace & defense (13.2 miles)
This 78-unit property capitalizes on neighborhood-level occupancy stability at 98% while benefiting from net operating income averaging $12,676 per unit, ranking in the 90th percentile nationally according to commercial real estate analysis. The 1988 vintage presents value-add potential through strategic renovations, particularly given the area's income growth trajectory and rent appreciation of 20% over five years.
Demographics within a 3-mile radius support long-term rental demand, with household formation continuing and median incomes projected to reach $135,165 by 2028. The neighborhood's 49.6% renter occupancy share provides a stable tenant base, while proximity to major employers like Edison International and Chevron offers workforce housing appeal for commuting professionals.
- Neighborhood occupancy at 98% ranks in top quartile among LA metro areas
- NOI per unit averaging $12,676 places property in 90th percentile nationally
- Value-add potential through renovation of 1988-vintage units
- Projected household income growth to $135K supports rent expansion
- Risk consideration: Limited walkable amenities may impact tenant appeal versus urban alternatives