| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 35th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14960 Clark Ave, Hacienda Heights, CA, 91745, US |
| Region / Metro | Hacienda Heights |
| Year of Construction | 2004 |
| Units | 25 |
| Transaction Date | 2005-04-06 |
| Transaction Price | $5,060,000 |
| Buyer | 14960 CLARK LLC |
| Seller | FAR PASTURES II LC |
14960 Clark Ave Hacienda Heights Multifamily Investment
This 25-unit property built in 2004 positions investors in a neighborhood showing strong net operating income performance in the 82nd percentile nationally, according to CRE market data from WDSuite.
Hacienda Heights represents an established residential market within Los Angeles County, with this neighborhood ranking in the top quartile nationally for net operating income per unit at $10,545 average. The area maintains a 96.2% occupancy rate, positioning above the 78th percentile among metro neighborhoods and indicating stable rental demand fundamentals.
The local housing market reflects typical suburban characteristics, with 73.3% of housing units owner-occupied within the 3-mile radius demographic area. Contract rents in the immediate neighborhood average $1,593, while the broader 3-mile area shows median rents of $1,939. Home values averaging $623,317 in the neighborhood create ownership cost dynamics that can sustain rental housing demand, particularly as median household incomes reach $96,227 within the demographic radius.
Built in 2004, this property aligns with neighborhood construction patterns and offers investors a mid-vintage asset requiring measured capital planning over the holding period. The surrounding area shows limited commercial amenities density, with minimal walkable retail and dining options, reflecting the suburban residential character that appeals to family-oriented renters seeking space and quiet residential settings.
Demographic projections within the 3-mile radius indicate household income growth, with median incomes forecast to reach $131,892 by 2028, representing a 37% increase that could support rental rate progression. However, the area faces a declining population trend, with total population expected to decrease by 4.9% over the five-year forecast period, requiring careful attention to absorption and competitive positioning.
The neighborhood's safety profile shows moderate positioning relative to the broader Los Angeles metro area. Property crime rates rank in the middle tier among the region's 1,441 neighborhoods, with recent trends showing a slight 1.1% decrease in property offense rates year-over-year. Violent crime metrics place the area at the 38th percentile nationally, indicating room for improvement compared to safer suburban markets nationwide.
Crime trend data suggests some stability, with violent offense rates declining 30.9% annually, positioning the neighborhood in the 75th percentile for improvement trends. These mixed indicators point to a transitional safety environment that investors should monitor through ongoing police reporting and community engagement, particularly for family-oriented rental properties where safety perceptions influence tenant retention.
The property benefits from proximity to several major corporate employers that provide workforce housing demand, with energy, defense, and consumer goods companies anchoring the employment base within a 15-mile radius.
- Chevron — energy sector offices (4.5 miles)
- Edison International — utility services headquarters (6.3 miles) — HQ
- International Paper — industrial manufacturing (6.9 miles)
- LKQ — automotive parts distribution (8.3 miles)
- United Technologies — aerospace and defense (10.1 miles)
This 25-unit property delivers compelling fundamentals through strong neighborhood-level net operating income performance and stable occupancy metrics. Built in 2004, the asset offers investors a mid-vintage profile that balances current income potential with measured capital improvement opportunities over the holding period. The 96.2% neighborhood occupancy rate and above-average NOI performance indicate solid rental demand dynamics within this suburban Los Angeles County submarket.
Demographic trends within the 3-mile radius show household income growth projections reaching $131,892 by 2028, supporting potential rental rate progression. However, multifamily property research indicates declining population forecasts that require careful competitive positioning and tenant retention strategies. The high homeownership rate creates a stable rental demand foundation, as elevated ownership costs maintain renter reliance on multifamily housing options.
- Strong NOI performance ranking in 82nd percentile nationally with $10,545 average per unit
- Stable 96.2% neighborhood occupancy rate above metro median performance
- Proximity to major employers including Edison International headquarters and Chevron offices
- Mid-vintage 2004 construction allows balanced capital planning approach
- Population decline forecasts require active tenant retention and competitive positioning strategies