| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 61st | Good |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 20350 E Arrow Hwy, Covina, CA, 91724, US |
| Region / Metro | Covina |
| Year of Construction | 1979 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
20350 E Arrow Hwy Covina Multifamily Investment
Neighborhood occupancy is strong with stable renter demand, according to WDSuite’s CRE market data, supporting steady operations for well-managed assets.
Located in Covina’s inner suburban fabric of Los Angeles County, the immediate neighborhood carries a B rating and ranks above the metro median (581 of 1,441 Los Angeles–area neighborhoods). For investors, this points to solid fundamentals rather than outlier performance.
Essential retail access is a local strength: grocery and pharmacy density track above many peer areas (nationally, these amenities sit in the upper quartiles), while restaurants are competitively represented. Lifestyle options like cafes and parks are thinner nearby, which may temper walkable appeal but does not diminish day-to-day convenience for residents.
Multifamily indicators are favorable. Neighborhood occupancy trends are strong and competitive relative to the metro and sit in the top quartile nationally, supporting leasing stability and lower downtime risk. The share of renter-occupied housing units is also elevated compared with many U.S. neighborhoods, signaling a deeper tenant base and consistent demand for professionally managed product.
Within a 3-mile radius, household counts have edged higher even as overall population is relatively flat, and forecasts call for a notable increase in households alongside smaller average household sizes. This pattern typically expands the renter pool and supports occupancy durability. Elevated home values in the area indicate a high-cost ownership market, which tends to sustain reliance on multifamily rentals and can reinforce pricing power and retention for well-located assets. School quality is around the national middle-to-upper range, which complements demand from larger floor plans.
Safety metrics are mixed but generally competitive. At the metro level, the neighborhood’s crime ranking sits near the Los Angeles-area median (741 of 1,441), indicating neither an outlier high- nor low-crime location compared with nearby neighborhoods. Nationally, overall safety scores land modestly above the midpoint.
Recent trends are constructive: property offenses show a meaningful year-over-year decline, and violent offense rates have also eased. While continued monitoring is prudent, these directional improvements provide a supportive backdrop for resident retention and long-term operations.
The location draws from a diverse suburban employment base that supports renter demand and commute convenience, including transportation/logistics, energy, environmental services, and utilities/aerospace employers listed below.
- Ryder Vehicle Sales — transportation & logistics (9.2 miles)
- Chevron — energy (10.1 miles)
- Waste Management — environmental services (12.1 miles)
- Edison International — electric utility (13.3 miles) — HQ
- United Technologies — aerospace/industrial offices (13.4 miles)
20350 E Arrow Hwy is a 96-unit 1979-vintage asset with larger-than-typical average unit sizes, positioning it to capture family and roommate demand in a high-cost ownership pocket of the eastern Los Angeles Basin. Neighborhood fundamentals are supportive: occupancy is strong and renter orientation is elevated, while national amenity benchmarks for groceries, pharmacies, and restaurants compare favorably. Based on CRE market data from WDSuite, neighborhood occupancy trends outperform many U.S. areas, a backdrop that can underpin leasing stability for disciplined operators.
The 1979 vintage introduces practical value-add angles—interiors, building systems, and common areas—alongside prudent capital planning. Within a 3-mile radius, households are increasing and are projected to expand meaningfully even as average household size declines, typically widening the renter pool. Elevated home values relative to incomes suggest an ownership market that sustains demand for multifamily, supporting rent durability for well-located, well-managed product.
- Strong neighborhood occupancy and renter depth support leasing stability
- 1979 vintage offers clear renovation and repositioning potential with targeted capex
- Larger average unit sizes align with family/roommate demand in a high-cost ownership market
- Diverse suburban employment nodes within ~10–14 miles aid retention and leasing
- Risks: aging systems and thinner nearby lifestyle amenities (cafes/parks) warrant balanced underwriting