| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 52nd | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 760 E Route 66, Glendora, CA, 91740, US |
| Region / Metro | Glendora |
| Year of Construction | 1991 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
760 E Route 66, Glendora Multifamily Investment
Neighborhood occupancy remains tight and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. For investors, this points to durable leasing conditions with potential for steady long-term performance.
Located along the historic Route 66 corridor in Glendora, the property benefits from Inner Suburb fundamentals where neighborhood occupancy ranks 95th out of 1,441 metro neighborhoods—top quartile nationally. Elevated home values (95th percentile nationwide) signal a high-cost ownership market that tends to sustain multifamily reliance, supporting pricing power and lease retention in competitive cycles.
Livability indicators are mixed but constructive for renters. Park access is strong (92nd percentile nationally), and food-and-beverage density is competitive for a suburban setting (cafés 84th percentile; restaurants 70th). Daily-needs retail inside the immediate neighborhood is thinner (limited grocery and pharmacy presence), so residents typically access services in adjacent corridors—an important consideration for positioning and resident communications.
At the neighborhood level, the share of housing units that are renter-occupied is approximately 52%, indicating a deep tenant base for workforce and family-oriented product. Within a 3-mile radius, demographic data show near-flat population but a 4.3% increase in households over the last five years and a projected rise in household counts alongside smaller household sizes, which can expand the renter pool and support occupancy stability. Household incomes have been trending upward in the area, reinforcing capacity to absorb measured rent growth.
The asset’s 1991 construction is newer than the neighborhood’s average vintage (1971). That positioning provides an edge versus older stock while still allowing for targeted modernization—particularly interiors and common-area systems—to capture value-add upside without competing head-to-head with the newest deliveries.
Safety metrics are mixed when benchmarked against the broader Los Angeles-Long Beach-Glendale metro. The neighborhood’s crime rank sits in the lower half (997 out of 1,441), indicating it trails the metro median, and it is around the middle of the pack nationally. However, property offenses have declined meaningfully year over year, placing the neighborhood’s improvement rate in a stronger national percentile, which suggests recent momentum in the right direction.
Investors should underwrite to current conditions and monitor trends rather than block-level assumptions. Positioning strategies such as lighting, controlled access, and resident engagement typically support retention and asset performance in similar suburban Los Angeles locations.
Nearby corporate nodes provide a diversified employment base that underpins renter demand and commute convenience, notably in energy, utilities, logistics, and industrial services. The following employers reflect the most proximate anchors likely to influence leasing stability in this area.
- Ryder Vehicle Sales — logistics & vehicle services (10.1 miles)
- Chevron — energy (10.8 miles)
- Waste Management — environmental services (12.9 miles)
- Edison International — electric utility (14.0 miles) — HQ
- United Technologies — aerospace & industrial (14.9 miles)
This 51-unit asset at 760 E Route 66 sits in a neighborhood with top-quartile occupancy and a high-cost ownership landscape, both supportive of durable renter demand and stable cash flows. According to CRE market data from WDSuite, the area’s elevated home values and strong park and café access enhance livability, while limited immediate grocery/pharmacy options encourage a drive-to-amenity profile typical of inner-suburban Los Angeles.
Built in 1991, the property is newer than much of the surrounding stock, offering competitive positioning with scope for targeted renovations to capture value-add upside. Within a 3-mile radius, households have been increasing and are forecast to keep rising even as average household sizes trend smaller—conditions that can expand the tenant base and help sustain occupancy and measured rent growth over the hold period.
- Tight neighborhood occupancy and deep renter-occupied base support leasing stability.
- High-cost ownership market reinforces reliance on multifamily housing and pricing power.
- 1991 vintage offers competitive positioning with targeted value-add potential.
- 3-mile household growth and rising incomes expand the tenant base and support rentability.
- Risks: safety metrics trail metro median and immediate daily-needs retail is limited; plan for resident convenience and asset-level security to support retention.