| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 59th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1310 Royal Oaks Dr, Duarte, CA, 91010, US |
| Region / Metro | Duarte |
| Year of Construction | 1982 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1310 Royal Oaks Dr Duarte Multifamily Investment
Neighborhood fundamentals point to durable renter demand, with high amenity access and above-median occupancy in the surrounding area, according to WDSuite s CRE market data. The primary investor takeaway is stable leasing potential supported by a sizable renter-occupied housing base in this Los Angeles inner-suburb.
Situated in Duarte within the Los Angeles-Long Beach-Glendale metro, the neighborhood scores well on day-to-day convenience. Amenity access ranks 57 out of 1,441 metro neighborhoods competitive among Los Angeles neighborhoods and top quartile nationally (95th percentile). Dining, groceries, parks, pharmacies, and childcare all index strong, supporting resident satisfaction and lease retention potential.
Schools in the area average 4.0 out of 5 (ranked 121 of 1,441; 84th percentile nationally), which can reinforce family-oriented renter demand compared with many peer submarkets. Neighborhood occupancy is strong at the area level and sits in the 81st percentile nationally (ranked 493 of 1,441), indicating comparatively tight conditions that can support pricing discipline when managed effectively.
Tenure patterns point to depth in the tenant base: an estimated 57.3% of housing units are renter-occupied (93rd percentile nationally). For multifamily owners, that concentration typically supports steady leasing pipelines and renewals, particularly when paired with the neighborhood s competitive amenity and school profile.
Construction vintage for the property is 1982, newer than the neighborhood s average year built of 1974. For investors, this positions the asset relatively well versus older stock while still warranting targeted capital planning for aging systems and selective modernization to remain competitive.
Within a 3-mile radius, recent data show modest population softness alongside a slight increase in households; forward-looking projections indicate population growth and a notable increase in households over the next five years. For owners, a larger household base typically expands the renter pool and can support occupancy stability if new supply remains measured.
Ownership costs in the neighborhood are elevated relative to incomes (value-to-income ranks in the 97th percentile nationally), and home values sit high for the region. This high-cost ownership market often sustains reliance on rental housing, which, combined with a rent-to-income profile near 0.20, implies manageable affordability pressure and supports lease retention with prudent revenue management.
Safety indicators are mixed but trending in a favorable direction. The neighborhood s crime standing is around the middle of the pack nationally (about the 51st percentile) and places 807 out of 1,441 among Los Angeles metro neighborhoods ower-tier performance within the metro. However, recent trends show improvement: estimated property offenses declined sharply year over year, and estimated violent offenses also fell. For investors, this suggests conditions to monitor but with recent momentum pointing toward reduced incident rates.
As always, safety varies by micro-location and time of day. Investors typically underwrite with conservative assumptions, track ongoing trend data, and align security measures and resident engagement to support retention.
The surrounding employment base combines energy, utilities, packaging, and advanced materials, supporting commuter convenience and multifamily renter demand in this inner-suburban corridor. The list below highlights nearby employers that underpin local leasing and retention dynamics.
- Chevron energy (5.8 miles)
- Edison International electric utility (8.5 miles) HQ
- International Paper packaging (13.9 miles)
- Avery Dennison materials & labeling (16.1 miles) HQ
- Ryder Vehicle Sales transportation & logistics sales (16.3 miles)
This 75-unit, 1982-vintage asset in Duarte benefits from competitive neighborhood fundamentals: strong amenity access, above-median area occupancy, and a high share of renter-occupied housing units that broadens the tenant base. Elevated ownership costs in the neighborhood reinforce reliance on rental housing, while school quality and convenience amenities support retention. Based on CRE market data from WDSuite, the surrounding area s occupancy and amenity profile compare favorably to many Los Angeles inner-suburban neighborhoods.
Forward-looking demographics within a 3-mile radius point to population growth and a sizable increase in households over the next five years, which typically expands the renter pool. With targeted upgrades to address aging systems typical of 1980s construction, the property can compete well against older stock while pursuing measured rent and revenue management strategies.
- Competitive neighborhood positioning top-quartile amenities and above-median area occupancy support leasing stability
- Strong renter depth 57%+ renter-occupied share indicates a broad tenant base for multifamily
- Ownership costs are high locally, supporting sustained demand for rental housing and pricing discipline
- 1982 vintage offers a relative edge versus older stock with value-add potential through system upgrades
- Risks: mid-pack safety metrics in the metro and aging building components warrant conservative underwriting and CapEx planning