| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 59th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1235 Highland Ave, Duarte, CA, 91010, US |
| Region / Metro | Duarte |
| Year of Construction | 1973 |
| Units | 42 |
| Transaction Date | 2015-11-06 |
| Transaction Price | $6,500,000 |
| Buyer | PRESERVATION DUARTE MANOR II LP |
| Seller | PRESERVATION DUARTE MANOR LP |
1235 Highland Ave Duarte, CA Multifamily Investment
Neighborhood occupancy remains high and renter demand is supported by a strong amenity base, according to WDSuite’s CRE market data. This concise commercial real estate analysis highlights stability with upside from location fundamentals rather than speculative drivers.
Positioned in Duarte’s Inner Suburb context within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates A and ranks 134 out of 1,441 metro neighborhoods—placing it in the top quartile locally for overall fundamentals. Neighborhood occupancy is 96.7% (measured for the neighborhood, not the property), which supports lower downtime and steadier leasing in typical cycles.
Daily convenience is a clear strength: restaurant and grocery density sit in the high-90s national percentiles, with parks, pharmacies, childcare, and cafes also testing well above most U.S. neighborhoods. This depth of amenities can help bolster renter retention and reduce search frictions at renewal.
Schools average 4.0 out of five and are in the 84th percentile nationally—another supportive factor for family-oriented renter households. Median contract rents benchmark higher than many U.S. neighborhoods (77th percentile), while the renter-occupied share of housing units is 57.3%, indicating a deep tenant base and demand resiliency for multifamily product.
Within a 3-mile radius, recent population trends were mixed, but WDSuite’s data indicate a projected increase in both population and households over the next five years alongside smaller household sizes. That pattern typically expands the renter pool and supports occupancy stability, particularly in a high-cost ownership market where elevated home values (89th–97th national percentiles for pricing metrics) tend to sustain reliance on multifamily housing.
Safety indicators are mixed relative to regional and national benchmarks. At the metro scale, overall crime positioning trends around the middle of Los Angeles-Long Beach-Glendale neighborhoods (807 out of 1,441), while national comparisons show stronger recent improvement: estimated property crime fell sharply year over year (an improving trend in the 85th percentile nationally), and violent offense rates also improved (69th percentile for the one-year change). Current levels compare less favorably to national safety benchmarks for both property and violent offenses, so investors should underwrite prudent security measures and loss assumptions while recognizing the improving trajectory.
The area draws from a diversified employment base that supports renter demand and commute convenience, anchored by energy, utilities, manufacturing, logistics, and materials firms listed below.
- Chevron — energy (5.9 miles)
- Edison International — utilities (8.7 miles) — HQ
- International Paper — packaging & materials (13.9 miles)
- Ryder Vehicle Sales — logistics & fleet services (15.7 miles)
- Avery Dennison — materials & labeling (16.6 miles) — HQ
This 42-unit asset benefits from neighborhood-level occupancy of 96.7% (for the neighborhood, not the property) and a renter-occupied share around 57%, indicating depth of tenant demand and potential for steady leasing. Strong amenity access and above-average school ratings improve day-to-day livability, helping reinforce retention. High ownership costs in the area, as indicated by elevated value-to-income measures, further support multifamily demand and pricing power over time.
Within a 3-mile radius, projections point to population and household growth with smaller household sizes, which typically translates to a larger tenant base and supports occupancy stability. According to CRE market data from WDSuite, local rent levels benchmark above many U.S. neighborhoods yet remain manageable versus regional ownership costs, positioning the asset to capture renewals while staying competitive against for-sale options.
- High neighborhood occupancy and sizable renter base support leasing stability
- Amenity-rich location and strong school ratings aid retention
- Elevated ownership costs reinforce reliance on multifamily housing
- 3-mile forecasts indicate renter pool expansion via household growth and smaller household sizes
- Risk: crime levels compare less favorably to national benchmarks despite improving trends—underwrite security and loss assumptions