| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 59th | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 915 Highland Ave, Duarte, CA, 91010, US |
| Region / Metro | Duarte |
| Year of Construction | 1977 |
| Units | 120 |
| Transaction Date | 1996-12-04 |
| Transaction Price | $1,465,500 |
| Buyer | 915 HIGHLAND AVENUE PARTNERS LP |
| Seller | CLARKE EDWARD J TR |
915 Highland Ave, Duarte CA — 120-Unit Multifamily
Neighborhood occupancy remains high with a sizable renter base, supporting durable leasing fundamentals in this inner-suburban Los Angeles location, according to WDSuite’s CRE market data.
This Inner Suburb pocket of the Los Angeles metro carries an A neighborhood rating and sits well within the top quartile among 1,441 metro neighborhoods. Amenity density is a standout, with restaurants near the 99th percentile nationally and groceries, parks, cafes, and childcare all in the mid‑90s percentiles—factors that bolster resident convenience and support renter appeal.
School quality trends favorable, with an average rating of 4.0 out of 5 (about the 84th percentile nationally). From an investor perspective, neighborhood occupancy is high at 96.7%, and the share of housing units that are renter‑occupied is elevated at 57.3% (both measured for the neighborhood, not the property). Together, these indicators point to depth in the tenant base and potential leasing stability.
Home values are elevated versus national benchmarks (value‑to‑income in the upper‑90s nationally), signaling a high‑cost ownership market that often sustains reliance on multifamily housing and can support lease retention. At the same time, a neighborhood rent‑to‑income ratio near 0.20 indicates moderated affordability pressure relative to many coastal submarkets, aiding disciplined pricing and renewal strategies.
Within a 3‑mile radius, recent patterns have been mixed, but forward‑looking indicators are supportive: projections call for population growth, a larger household count, and rising incomes over the next five years—dynamics that expand the renter pool and support occupancy and rent performance. Median contract rents in the 3‑mile area have grown and are forecast to continue increasing, reinforcing the case for steady demand in well‑located, professionally managed assets.
Built in 1977, the property is slightly newer than the neighborhood’s average vintage (1974). That relative positioning can be competitive versus older stock, though underwriting should account for targeted system upgrades and modernization to unlock value‑add potential and maintain operational resilience.
Safety metrics are mixed and warrant standard risk management. Compared with neighborhoods nationwide, overall conditions sit below national norms on certain measures, while within the Los Angeles metro the area is slightly below the median among 1,441 neighborhoods. Notably, both property and violent offense rates have improved year over year, indicating a constructive directional trend. Routine security enhancements and resident engagement can help support retention and performance.
A diversified set of nearby employers supports renter demand and commute convenience, spanning energy, utilities, packaging, fleet services, and auto parts. These anchors help underpin leasing stability for workforce and market‑rate housing.
- Chevron — energy (6.1 miles)
- Edison International — electric utility (8.9 miles) — HQ
- International Paper — packaging (14.1 miles)
- Ryder Vehicle Sales — fleet services (15.8 miles)
- LKQ — auto parts (16.5 miles)
915 Highland Ave offers scale at 120 units in an amenity‑rich inner‑suburban location where neighborhood occupancy is elevated and the renter‑occupied share is high. Elevated home values denote a high‑cost ownership landscape that typically sustains multifamily reliance and supports lease retention. Within a 3‑mile radius, projections indicate population growth, rising incomes, and an increase in households—expanding the renter pool and supporting occupancy stability. Based on CRE market data from WDSuite, local fundamentals also compare favorably on amenities and schools versus national norms.
Constructed in 1977, the asset is slightly newer than the local average vintage yet still positioned for value‑add through selective renovations and systems updates. With strong neighborhood convenience and proximity to diverse employers, investors can pursue targeted capex and disciplined revenue management while underwriting thoughtfully for safety and affordability.
- High neighborhood occupancy and strong renter concentration support leasing stability
- Elevated ownership costs reinforce reliance on rental housing and potential retention
- 3‑mile forecasts point to a larger renter pool via population, income, and household growth
- Value‑add potential from 1977 vintage balanced by prudent allowances for safety and capex risk