| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 61st | Good |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5130 N Glendora Ave, Covina, CA, 91724, US |
| Region / Metro | Covina |
| Year of Construction | 1974 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5130 N Glendora Ave Covina Value-Add Multifamily
Neighborhood occupancy trends are strong and supportive of stable leasing, according to WDSuite’s CRE market data, with fundamentals competitive within the Los Angeles metro. The 1974 vintage suggests potential to enhance finishes and systems for rent lift and tenant retention.
Located in an Inner Suburb of the Los Angeles–Long Beach–Glendale metro and rated B, the neighborhood posts high occupancy and strong operating performance (NOI per unit tracks in the upper national percentiles), making it competitive among Los Angeles-Long Beach-Glendale neighborhoods. For investors, this points to demand depth and resilience that can support underwriting and lease management through cycles, based on commercial real estate analysis from WDSuite.
Daily convenience is a relative strength: pharmacy access ranks in the top tier nationally, with grocery coverage and restaurants above the national median. Parks and cafés are limited within the neighborhood footprint, which may modestly cap lifestyle appeal; however, the broader suburban context still provides access to essentials and employment corridors.
Within a 3-mile radius, the share of housing units that are renter-occupied is roughly two-fifths, indicating a sizable tenant base while still leaving room for incremental multifamily capture. Elevated home values and a high value-to-income ratio (both near the top decile nationally) characterize a high-cost ownership market, which typically reinforces renter reliance on multifamily housing and can support pricing power and lease retention.
Demographics within 3 miles show households growing even as population edged slightly lower over the last five years, implying smaller household sizes and a gradual shift toward more households. Looking ahead, forecasts indicate further income gains and higher median contract rents, expanding the higher-earning renter pool and supporting occupancy stability and rent growth potential.
Safety indicators for the neighborhood sit around the metro middle and close to the national average overall. Nationally, the area tracks near mid-percentiles for total crime, with violent and property offense rates below the safer end of the spectrum but not outliers.
Trend direction is constructive: WDSuite data shows double-digit year-over-year declines in both violent and property offense estimates, placing those improvements above many neighborhoods nationwide. Investors can view this as a stabilizing factor, while still underwriting conservatively given mixed comparative standing.
Proximity to regional employers supports renter demand via short commutes and diversified job bases. Notable nearby corporate offices include Ryder, Chevron, Waste Management, Edison International, and United Technologies.
- Ryder Vehicle Sales — transportation & fleet services (9.5 miles)
- Chevron — energy offices (9.8 miles)
- Waste Management — environmental services (12.4 miles)
- Edison International — utility holding company (13.0 miles) — HQ
- United Technologies — aerospace & industrial offices (13.4 miles)
Built in 1974, the asset is older than the neighborhood’s average vintage, which points to potential value-add upside through targeted renovations and systems upgrades. According to CRE market data from WDSuite, neighborhood occupancy and NOI per unit trend in the upper national percentiles, supporting an investment case focused on stable cash flow with room for operational improvements.
Within 3 miles, households have increased while average household size has eased, signaling more households entering the market and a broader tenant base. Elevated home values and ownership costs in the area reinforce reliance on multifamily rentals, while rent levels and forward-looking income gains provide scope for disciplined revenue management. Investors should balance these strengths against capital planning for an older physical plant and modest amenity gaps.
- Strong neighborhood demand: occupancy and NOI per unit sit in upper national percentiles (WDSuite)
- High-cost ownership market supports renter demand and pricing power
- Growing household counts (3-mile) expand the tenant base and support leasing stability
- 1974 vintage offers value-add potential through renovations and modernization
- Risks: older systems require capex; limited parks/cafés and mixed safety metrics warrant conservative underwriting