| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 68th | Good |
| Amenities | 26th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1330 E Foothill Blvd, Glendora, CA, 91741, US |
| Region / Metro | Glendora |
| Year of Construction | 1972 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1330 E Foothill Blvd, Glendora CA — 64-Unit Suburban Value-Add
Positioned in an LA suburban neighborhood with steady renter demand and strong schools, this 64-unit asset benefits from a high-cost ownership market that supports leasing durability, according to WDSuite’s CRE market data.
The property sits in a suburban pocket of Glendora within the Los Angeles-Long Beach-Glendale metro, where neighborhood occupancy is 95.2% (neighborhood-level, not the property), signaling stable tenant retention relative to national conditions. Neighborhood housing fundamentals rank competitive among Los Angeles neighborhoods (452 of 1,441), and the area’s overall neighborhood rating is B-, per WDSuite.
Local livability is anchored by highly rated schools (average 4.0 out of 5; top quartile nationally), which can support family-oriented renter demand. While the broader amenity mix inside the neighborhood boundary is thinner versus the metro (amenity rank 1,209 of 1,441), cafe density tests well (around the 81st percentile nationally), offering some everyday convenience.
Ownership costs are elevated (home values test near the 98th percentile nationally), which generally reinforces reliance on multifamily rentals and can bolster pricing power. Within the neighborhood, about 27.7% of housing units are renter-occupied, and within a 3-mile radius renters account for roughly a third of occupied units; together this suggests a meaningful tenant base without overexposure, supporting absorption and retention planning.
Demographics aggregated within a 3-mile radius indicate a largely stable population with rising incomes and modest household growth historically, and forecasts point to more households alongside smaller average household sizes. That combination tends to expand the renter pool and support occupancy stability even if population growth is muted, based on CRE market data from WDSuite.
Safety trends are mixed but improving on certain measures. The neighborhood’s overall safety profile sits near the national midrange (crime percentile around the middle), and it trails stronger-performing Los Angeles subareas. However, property offenses show a notable year-over-year decline (improvement ranking in the upper tiers nationally), which indicates momentum rather than deterioration, according to WDSuite.
At the metro comparison level (benchmarked against 1,441 Los Angeles-area neighborhoods), the area is not among the top performers, but recent reductions in property-related incidents point to directional progress. Investors should underwrite standard security and lighting enhancements and monitor trendlines rather than relying on block-level assumptions.
Nearby employment is diversified across logistics, energy, utilities, and healthcare distribution, supporting commute convenience and a broad renter base. Key employers include Ryder Vehicle Sales, Chevron, Waste Management, Edison International, and McKesson Medical Surgical.
- Ryder Vehicle Sales — logistics & fleet services (9.9 miles)
- Chevron — energy offices (11.7 miles)
- Waste Management — environmental services (12.7 miles)
- Edison International — electric utility (14.8 miles) — HQ
- Mckesson Medical Surgical — healthcare distribution (15.3 miles)
Built in 1972, the property is older than the neighborhood’s average vintage, creating clear value-add and capital planning angles to modernize interiors, systems, and curb appeal. The surrounding neighborhood posts solid occupancy and above-average school quality, while elevated ownership costs in Glendora and the wider LA metro tend to sustain multifamily demand. According to CRE market data from WDSuite, neighborhood-level occupancy remains healthy and the renter base is sizable without being saturated, supporting leasing durability.
Within a 3-mile radius, households have risen historically and are projected to grow further even as average household sizes decline, which can expand the renter pool and support absorption. Amenity depth inside the immediate neighborhood is lighter versus metro peers, but cafe density, access to diverse employers within roughly 10–15 miles, and high-income profiles help underpin rent collections and retention.
- 1972 vintage offers value-add potential to enhance competitiveness and drive NOI
- High-cost ownership market supports sustained renter reliance and pricing power
- Healthy neighborhood occupancy and strong schools support lease stability
- Diverse employment nodes within 10–15 miles bolster tenant demand
- Risk: thinner neighborhood amenity mix and midrange safety require active asset management