| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 52nd | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 S Glendora Ave, Glendora, CA, 91740, US |
| Region / Metro | Glendora |
| Year of Construction | 1991 |
| Units | 71 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1000 S Glendora Ave, Glendora CA Multifamily Investment
Neighborhood occupancy stands in the top quartile nationally, pointing to durable renter demand and leasing stability around the asset, based on CRE market data from WDSuite.
Situated in Glendora’s inner-suburban context, the property benefits from a neighborhood rated B+ with competitive fundamentals among Los Angeles-Long Beach-Glendale, CA neighborhoods (rank 514 of 1,441). According to WDSuite’s CRE market data, neighborhood occupancy is exceptionally tight and sits in the top quartile nationally (rank 95 of 1,441), supporting stable collections and reduced turnover risk for multifamily investors.
Lifestyle access skews toward parks and daily conveniences over big-box retail: park availability is strong (top quartile nationally), while the immediate trade area shows limited grocery and pharmacy presence within the neighborhood boundary. Cafés and childcare options score above national norms, which often supports resident retention in inner suburbs. These amenity patterns are competitive among Los Angeles metro neighborhoods and can underpin steady demand despite fewer on-block retail anchors.
Renter concentration at the neighborhood level is elevated (share of housing units that are renter-occupied is above metro medians; rank 497 of 1,441; top decile nationally), indicating a deep tenant base for multifamily. Median contract rents in the neighborhood test above national norms, while the rent-to-income ratio trends in a middle range locally, suggesting room for disciplined revenue management alongside attention to retention.
Within a 3-mile radius, recent trends show modest population movement with a small decline, yet households increased and are projected to rise meaningfully as average household size decreases. This shift typically expands the renter pool and supports occupancy stability even without headline population growth. Home values in the neighborhood are in the top decile nationally, a high-cost ownership market that tends to reinforce reliance on multifamily housing and can support pricing power for well-positioned assets.
Vintage matters for competitive positioning. Built in 1991, the asset is newer than the neighborhood’s average construction year of 1971 (rank 699 of 1,441). That relative youth can be an advantage versus older stock, though investors should still plan for selective modernization and system updates typical of 1990s product to maximize performance.
Safety indicators for the neighborhood track below the national median (crime rank 997 of 1,441; national percentile 41), placing it behind many U.S. neighborhoods on comparative safety. That said, property crime shows a favorable recent trend with an estimated one-year decline that compares well nationally, suggesting some improvement momentum. Investors commonly address this profile with operational measures such as lighting, access controls, and partnerships with local patrols to support resident confidence.
Interpreting these metrics at the neighborhood—not property—level helps set expectations for leasing and management. While violent offense measures sit below the national median as well, the recent trajectory in property crime is a constructive signal relative to prior periods. Underwriting should incorporate prudent security planning consistent with inner-suburban Los Angeles submarkets.
Proximity to regional corporate offices supports a diverse employment base and commute efficiency for renters. Nearby employers include Ryder Vehicle Sales, Chevron, Waste Management, Edison International, and United Technologies, which together help sustain day-to-day leasing fundamentals.
- Ryder Vehicle Sales — corporate offices (10.1 miles)
- Chevron — corporate offices (10.2 miles)
- Waste Management — corporate offices (13.0 miles)
- Edison International — corporate offices (13.3 miles) — HQ
- United Technologies — corporate offices (14.4 miles)
The investment case centers on occupancy stability, renter depth, and relative competitiveness versus older neighborhood stock. According to CRE market data from WDSuite, the surrounding neighborhood’s occupancy ranks in the top quartile nationally and is competitive within the Los Angeles metro, signaling durable demand for a 71-unit asset. Elevated neighborhood home values (top decile nationally) indicate a high-cost ownership market that tends to sustain reliance on rental housing and support disciplined pricing.
Built in 1991, the property is newer than the neighborhood’s average vintage and should compare well to older properties, though selective modernization and system updates may unlock additional value. Within a 3-mile radius, households have grown and are projected to expand further as household sizes trend smaller, which typically broadens the tenant base and supports occupancy. Underwriting should account for neighborhood safety benchmarks that sit below national medians and for limited immediate grocery/pharmacy nodes, both manageable with standard operations and amenity strategies.
- Tight neighborhood occupancy supports leasing stability and collections
- High-cost ownership market reinforces multifamily demand and pricing power
- 1991 vintage offers competitive positioning vs. older stock with value-add potential
- 3-mile household growth and smaller household sizes expand renter pool
- Risks: below-median safety metrics and limited on-block grocery/pharmacy; mitigate via security and amenity strategies