| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 68th | Good |
| Amenities | 26th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 430 Sellers St, Glendora, CA, 91741, US |
| Region / Metro | Glendora |
| Year of Construction | 1978 |
| Units | 30 |
| Transaction Date | 2020-08-05 |
| Transaction Price | $400,000 |
| Buyer | GLENDORA EAST |
| Seller | FARIS GEORGIA R |
430 Sellers St, Glendora Multifamily Investment
Neighborhood occupancy runs in the mid‑90s and elevated ownership costs sustain renter reliance on apartments, according to WDSuite’s CRE market data. Strong schools and high household incomes within this Los Angeles suburban pocket point to durable tenant demand rather than rapid turnover.
Glendora’s suburban setting provides family-friendly fundamentals that matter to multifamily investors: the neighborhood’s average school rating sits near the top quartile nationally (4.0 out of five), and household incomes rank well above national norms. These dynamics expand the qualified renter pool and can support lease retention and credit quality.
Amenities are mixed. Café density scores in a high national percentile, while immediate access to groceries, pharmacies, and parks is thinner than typical. Residents are likely to rely on nearby retail corridors for errands, which can still align with stable occupancy if parking and commute access are competitive.
Home values are among the highest nationally, a high‑cost ownership context that tends to reinforce demand for well‑managed rentals and can underpin pricing power. At the same time, renter concentration in the neighborhood is lower than renter‑heavy areas (renter‑occupied share under one‑third), suggesting a somewhat thinner, but generally higher‑income, tenant base. Neighborhood occupancy is above national averages, supporting steady renewal potential rather than heavy lease-up risk.
Construction trends in the area skew to early‑1980s stock on average. With a 1978 vintage, this asset may trail newer competitors on finishes and systems, creating a straightforward value‑add path through targeted renovations and capital planning that sharpen competitive positioning without overbuilding to luxury standards. Demographic statistics within a 3‑mile radius show modest population growth with rising household counts and a slight downshift in household size through 2028—factors that typically expand the renter pool and support occupancy stability.
Safety indicators for the neighborhood track close to the national middle, based on comparative measures from WDSuite. Recent trends show a meaningful decline in property offenses year over year, an improvement that supports day‑to‑day livability and can aid resident retention, though conditions can vary by street and over time.
The area draws from a diversified employment base across logistics, energy, waste services, healthcare, and utilities—supporting commute convenience and multifamily demand for workforce and professional households. The employers below are representative of nearby demand drivers.
- Ryder Vehicle Sales — logistics & fleet services (9.5 miles)
- Chevron — energy offices (12.0 miles)
- Waste Management — environmental & waste services (12.2 miles)
- Mckesson Medical Surgical — healthcare distribution (14.8 miles)
- Edison International — utilities (15.1 miles) — HQ
430 Sellers St offers a 30‑unit, 1978‑vintage footprint in a high‑income, school‑strong Glendora neighborhood where elevated ownership costs bolster the renter value proposition. Neighborhood occupancy trends hover in the mid‑90s and national percentiles for schools and incomes are strong, indicating a deeper pool of qualified tenants and potential for steadier renewals. Based on CRE market data from WDSuite, property‑crime indicators have improved, while overall safety remains near national averages.
The asset’s vintage positions it for targeted renovations—interiors, common areas, and building systems—to improve competitive standing versus early‑1980s peer stock. With renter concentration below renter‑heavy submarkets, demand is supported more by income stability and school quality than by sheer volume, pointing to a management focus on retention, service quality, and disciplined pricing.
- High‑income, school‑strong location that supports tenant quality and renewal rates
- Elevated home values reinforce reliance on multifamily housing and pricing power
- 1978 vintage creates clear value‑add levers through targeted renovations and systems upgrades
- Neighborhood occupancy near the mid‑90s supports stable cash flow potential
- Risks: thinner renter concentration and lighter neighborhood amenity mix require emphasis on retention and operational execution