| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 59th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1313 Highland Ave, Duarte, CA, 91010, US |
| Region / Metro | Duarte |
| Year of Construction | 1990 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1313 Highland Ave, Duarte CA — 112-Unit Multifamily
Neighborhood occupancy is strong and the renter-occupied share is above half, supporting durable leasing fundamentals; according to WDSuite s CRE market data, this location offers steady demand drivers within the Los Angeles metro.
The property sits in an Inner Suburb of the Los Angeles-Long Beach-Glendale metro with an A-rated neighborhood that is competitive among 1,441 metro neighborhoods. Amenity access is a relative strength: restaurants and groceries rank in the upper tier locally, with restaurants, cafes, parks, and groceries all landing in top national percentiles, helping with day-to-day convenience and resident retention.
Neighborhood-level occupancy trends are a positive signal for multifamily. Based on CRE market data from WDSuite, the neighborhood's occupancy rate is in the top quintile nationally, indicating generally tight conditions that can support rent collections and pricing power when managed carefully. Average school ratings around 4 of 5 place the area above many U.S. neighborhoods (top quartile nationally), which can bolster family-oriented renter demand.
Tenure patterns suggest a deep renter base: more than half of housing units are renter-occupied, which supports consistent leasing velocity for larger communities. Median home values are high relative to national norms, and the value-to-income relationship is elevated, creating a high-cost ownership market that tends to reinforce reliance on multifamily housing and can aid lease retention.
Vintage context matters. The asset's 1990 construction is newer than the neighborhood's average vintage, which can be a competitive advantage versus older local stock. Investors should still plan for modernization of aging systems and common areas to maintain positioning against newer deliveries.
Within a 3-mile radius, recent years show a modest population dip alongside smaller household sizes and rising incomes; forward-looking data points to population and household growth through the next five years. That combination points to a larger tenant base and potential renter pool expansion, supporting occupancy stability if supply remains in check.
Safety trends should be viewed in context. The neighborhood's overall crime rank sits near the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, indicating conditions that are broadly comparable to many inner-suburban areas of the region.
Nationally, the neighborhood's recent data places violent and property offenses below the national median for safety; however, both categories have posted year-over-year declines, suggesting an improving trajectory. Investors should monitor property- and street-level patterns during due diligence to assess on-site security and design measures that support resident comfort.
Nearby employers span energy, utilities, packaging, logistics, and auto parts distribution, supporting a diverse workforce and commute convenience that can underpin renter demand and retention for multifamily communities in this submarket.
- Chevron — energy (5.8 miles)
- Edison International — utilities (8.7 miles) — HQ
- International Paper — packaging (13.8 miles)
- Ryder Vehicle Sales — logistics (15.6 miles)
- LKQ — auto parts distribution (16.2 miles)
This 112-unit asset at 1313 Highland Ave benefits from neighborhood fundamentals that favor stable occupancy and day-to-day livability. According to CRE market data from WDSuite, the surrounding neighborhood posts occupancy in the top quintile nationally, while amenity access ranks competitively within the Los Angeles metro and well above national norms for restaurants, groceries, parks, and pharmacies. Elevated home values relative to income indicate a high-cost ownership market, which tends to reinforce renter reliance on multifamily housing and supports lease retention.
The 1990 vintage is newer than the area's average stock, offering a positioning edge versus older assets, though investors should anticipate targeted capital for systems, unit refreshes, and common-area upgrades to maintain competitiveness. Within a 3-mile radius, smaller household sizes and projected growth in population and households point to a larger tenant base over the next five years, supporting demand durability if new supply remains measured.
- Neighborhood occupancy trends rank in the national top quintile, supporting revenue stability when professionally managed.
- Strong amenity access and above-average school ratings enhance resident retention and leasing velocity.
- 1990 construction offers competitive positioning versus older stock, with value-add potential through targeted modernization.
- Risk: Safety metrics track below the national median, though recent declines in offenses suggest improvement; monitor micro-location and implement appropriate on-site measures.