| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 34th | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4810 N Vincent Ave, Covina, CA, 91722, US |
| Region / Metro | Covina |
| Year of Construction | 1984 |
| Units | 38 |
| Transaction Date | 1994-02-14 |
| Transaction Price | $1,650,000 |
| Buyer | STILLMAN FRANK C |
| Seller | AMERICAN SVGS BANK FA |
4810 N Vincent Ave Covina Multifamily Investment
Neighborhood occupancy has trended stable with strong amenity access and a high-cost ownership market supporting renter demand, according to WDSuite’s CRE market data. Metrics cited reflect neighborhood-level conditions rather than the property and point to durable tenant depth in this Los Angeles suburban corridor.
Situated in Covina’s inner-suburban fabric of Los Angeles County, the property benefits from neighborhood conditions that have supported above-average occupancy and consistent renter demand relative to many U.S. areas. The neighborhood’s occupancy ranks in the top quartile nationally and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (1,441 total), signaling a solid base for leasing stability, per WDSuite data.
Daily-life amenities are a local strength: neighborhood densities of restaurants, groceries, and cafes score in the top decile nationally, reducing friction for residents and supporting retention. By contrast, public parks and pharmacies are less dense locally, so on-site features and nearby private services may play a bigger role in resident convenience.
Within a 3-mile radius, households have risen modestly over the last five years and are projected to grow further through 2028 alongside smaller average household sizes. Population is forecast to expand and households are projected to increase meaningfully, which implies a larger tenant base and more renters entering the market over time. Median and mean household incomes in the area have grown and are projected to continue rising, reinforcing the ability to support market rents while helping manage renewal risk.
Ownership costs in the neighborhood are elevated versus incomes (high national percentile for value-to-income), which typically sustains reliance on rental housing and supports pricing power for well-managed assets. Neighborhood median contract rents sit well above national norms, yet rent-to-income metrics indicate manageable affordability pressure relative to other high-cost coastal submarkets—an investor-positive combination for retention and lease management.
Vintage context: the building’s 1984 construction is newer than the area’s average vintage (1970 across the neighborhood), offering relative competitiveness versus older stock while still warranting capital planning for systems modernization and potential value-add updates. Average school ratings in the neighborhood are below national and metro averages, which can soften family-driven demand in some unit types; however, broader amenity access and employment reach help balance renter appeal.
Safety indicators are mixed but improving. The neighborhood is safer than a majority of areas nationally (around the 61st percentile), though within the Los Angeles-Long Beach-Glendale metro it sits below the median when compared against 1,441 neighborhoods. For investors, the key signal is direction: both violent and property offense estimates declined year over year, supporting stability narratives.
Recent trend data from WDSuite shows estimated violent offenses down roughly 21% and property offenses down about 22% over the past year. While conditions vary by block and asset operations, these directional improvements can aid resident satisfaction and renewal outcomes when paired with effective on-site management.
Proximity to diversified employers supports workforce housing demand and commute convenience, with concentrations in energy, utilities, logistics, and manufacturing that align with steady renter bases. Nearby anchors include Chevron, Edison International, Ryder, International Paper, and United Technologies.
- Chevron — energy (6.3 miles)
- Edison International — utilities (9.5 miles) — HQ
- Ryder Vehicle Sales — logistics (12.2 miles)
- International Paper — manufacturing (13.0 miles)
- United Technologies — aerospace & industrial (13.5 miles)
This 38-unit, 1984-vintage asset is positioned to capture durable renter demand supported by a neighborhood with top-quartile national occupancy and strong everyday amenity access. Elevated ownership costs relative to incomes in the neighborhood reinforce reliance on multifamily, while rent-to-income levels suggest manageable affordability pressure that can support retention and steady lease trade-outs.
Population and household projections within a 3-mile radius point to a larger tenant base and more renters entering the market by 2028, aided by rising area incomes and continued rent growth. Based on CRE market data from WDSuite, the property’s newer-than-average vintage versus the local stock can remain competitive with targeted capital planning for systems and selective upgrades to drive value-add returns.
- Top-quartile neighborhood occupancy nationally supports leasing stability and renewal potential
- Elevated ownership costs sustain renter reliance, bolstering depth of tenant demand
- 3-mile area projects population and household growth, expanding the renter pool
- 1984 vintage is newer than local average, with value-add upside via targeted modernization
- Risks: below-average school ratings, limited public park/pharmacy density, and ongoing capex needs for 1980s systems