| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 52nd | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 634 E Route 66, Glendora, CA, 91740, US |
| Region / Metro | Glendora |
| Year of Construction | 1988 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
634 E Route 66, Glendora Multifamily Investment
Neighborhood occupancy runs strong and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data; together these dynamics point to stable leasing fundamentals for this asset within the Los Angeles metro.
Positioned in Glendora’s Inner Suburb context, the property benefits from neighborhood occupancy that ranks among the top quartile of 1,441 Los Angeles metro neighborhoods, indicating durable leasing conditions relative to the region. Elevated home values in the neighborhood suggest a high-cost ownership market, which can sustain renter reliance on multifamily housing and support pricing power when managed carefully.
Amenity access is mixed: parks (92nd percentile nationally) and childcare density (91st percentile) are strengths, while grocery and pharmacy options are limited within the immediate neighborhood. Cafes (84th) and restaurants (70th) contribute everyday convenience, which helps with resident retention even as some retail categories are thinner locally.
The area’s renter-occupied share is roughly half of housing units, signaling a sizable tenant base for a 44-unit asset. Median rents sit in an upper tier nationally while the rent-to-income ratio is moderate, suggesting manageable affordability pressure that can aid lease retention; based on CRE market data from WDSuite, neighborhood NOI per unit also benchmarks in a higher national tier, aligning with the observed occupancy strength.
Within a 3-mile radius, demographics show a largely stable population with a recent uptick in households and forecasts indicating further household growth alongside smaller average household sizes. This points to a larger pool of households forming and more renters entering the market over time, which can support occupancy stability and steady absorption for well-managed multifamily properties.
Safety trends are mixed. The neighborhood’s crime rank sits at 997 out of 1,441 Los Angeles metro neighborhoods, indicating higher incident levels than many parts of the metro and placing it below the national median for safety. That said, recent estimates show property offense rates declining year over year, an improving directional signal that investors can incorporate into underwriting and security planning.
Nearby employment anchors provide commute convenience and a diversified renter base, led by corporate offices concentrated within 10–15 miles that support workforce housing demand. The list below reflects the closest drivers most relevant to resident employment and retention.
- Ryder Vehicle Sales — corporate offices (10.1 miles)
- Chevron — corporate offices (10.7 miles)
- Waste Management — corporate offices (12.9 miles)
- Edison International — corporate offices (13.9 miles) — HQ
- United Technologies — corporate offices (14.9 miles)
Constructed in 1988, the property is newer than the neighborhood’s average vintage, which can enhance competitive positioning versus older stock while still warranting targeted capital planning for aging systems and modernization. Strong neighborhood occupancy (top quartile within the Los Angeles metro) and a sizable renter base, combined with an ownership market characterized by elevated home values, point to steady tenant demand and potential pricing resilience through cycles, based on CRE market data from WDSuite.
Within a 3-mile radius, households have been expanding and are projected to grow further even as average household size trends lower, implying a broader tenant pool and support for multifamily absorption over time. Amenity access is balanced by strong parks and service density but thinner grocery and pharmacy options, making property-level conveniences and operations an important lever for retention.
- Occupancy strength: ranks in the top quartile of 1,441 metro neighborhoods, supporting leasing stability.
- 1988 vintage: relatively newer than area stock, with potential for value-add refresh and operational upgrades.
- Demand drivers: high-cost ownership market reinforces reliance on rentals, aiding pricing power when well managed.
- Demographic outlook: within 3 miles, more households and smaller sizes point to a broader renter pool and absorption support.
- Key risks: below-median safety standing in the metro and thinner grocery/pharmacy access require prudent security, amenity, and retention strategies.