| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 52nd | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 635 Elwood Ave, Glendora, CA, 91740, US |
| Region / Metro | Glendora |
| Year of Construction | 2008 |
| Units | 87 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
635 Elwood Ave Glendora Multifamily Investment
Neighborhood occupancy is very tight, supporting income stability and lease retention potential, according to WDSuite’s CRE market data.
Situated in Glendora’s inner-suburban fabric of Los Angeles County, the property benefits from strong neighborhood operating fundamentals. Neighborhood occupancy is among the highest nationally (well above typical U.S. levels per WDSuite), while local rents have trended upward over the past five years. Parks, cafes, and childcare are relatively plentiful compared with many areas, though daily-needs retail like groceries and pharmacies is thinner immediately nearby—an operational factor to consider for resident convenience.
The average neighborhood building vintage skews older (1970s era), while this asset’s 2008 construction positions it competitively versus legacy stock. For investors, newer construction can moderate near-term capital plans while still allowing selective modernization to meet today’s renter expectations. Home values in the neighborhood are elevated in a regional context, which tends to reinforce reliance on multifamily housing and can support pricing power and retention in professionally managed communities.
Within a 3-mile radius, demographics indicate a large, stable base with modest population change over five years and a measurable increase in households, pointing to smaller household sizes and a broader leasing cohort. Median incomes have risen, and the renter-occupied share of housing units is roughly one-third, suggesting a diversified tenure mix that supports depth in the tenant base without overreliance on any single segment. These dynamics, based on commercial real estate analysis from WDSuite, align with steady multifamily demand and occupancy stability.
Safety indicators are mixed relative to national benchmarks. Overall safety sits below the national midpoint (around the 41st percentile), according to WDSuite, implying investors should underwrite prudent security and operating practices. At the same time, property-related offenses have declined materially year over year (a favorable trend), while recent violent-offense metrics show a short-term uptick that warrants monitoring. Use a comparative lens: conditions are not among the strongest in the metro’s 1,441 neighborhoods, but recent improvement in property crime is a constructive sign.
Nearby employers provide a diversified job base that supports renter demand and commute convenience for workforce households, including Ryder Vehicle Sales, Chevron, Waste Management, Edison International, and United Technologies.
- Ryder Vehicle Sales — transportation & logistics (10.0 miles)
- Chevron — energy (10.9 miles)
- Waste Management — waste services (12.8 miles)
- Edison International — electric utility (14.1 miles) — HQ
- United Technologies — aerospace (14.9 miles)
This 87-unit, 2008-vintage asset offers a favorable blend of durability and competitive positioning in an inner-suburban Los Angeles location where neighborhood occupancy is exceptionally tight. The property’s newer construction relative to nearby 1970s-era stock can reduce near-term capital exposure while enabling targeted value-add to kitchens, baths, and common areas as systems age. Elevated local home values and a high value-to-income environment support continued renter reliance on multifamily housing and can underpin pricing discipline and lease retention.
Within a 3-mile radius, households have increased even as average household size trends lower—expanding the pool of prospective renters and supporting steady leasing. According to CRE market data from WDSuite, neighborhood occupancy performance sits among the strongest nationally, aligning with an investment case centered on income stability, with upside through selective upgrades and operational execution.
- Tight neighborhood occupancy supports cash-flow stability and disciplined rent setting.
- 2008 construction offers competitive positioning versus older local stock with targeted value-add potential.
- Elevated ownership costs in the area reinforce multifamily demand and renter retention.
- Growing household counts within 3 miles expand the prospective tenant base despite flat population trends.
- Risks: mixed safety signals and thinner immediate grocery/pharmacy options warrant underwriting and management attention.