| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 41st | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5164 Ayon Ave, Irwindale, CA, 91706, US |
| Region / Metro | Irwindale |
| Year of Construction | 1996 |
| Units | 26 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5164 Ayon Ave Irwindale Multifamily Investment
This 26-unit property built in 1996 operates in a neighborhood with strong occupancy fundamentals and stable rental demand, according to CRE market data from WDSuite.
This suburban Irwindale neighborhood demonstrates solid fundamentals for multifamily investments, with occupancy rates at 97.2% reflecting stable tenant retention. The area ranks in the top quartile nationally for housing metrics among 1,441 metro neighborhoods, indicating competitive positioning within the Los Angeles-Long Beach-Glendale market.
Demographics within a 3-mile radius show household income growth of 33.4% over five years, with median household income reaching $86,853. The renter-occupied share of 39.8% provides a substantial tenant base, while projected household growth of 41.6% through 2028 supports expanding rental demand. Median contract rents of $1,728 have grown 31.8% over the past five years, demonstrating pricing power in this market segment.
The property's 1996 construction year aligns with the neighborhood average of 1987, minimizing capital expenditure risks relative to older stock while avoiding premium pricing associated with newer developments. Local amenities include moderate restaurant density and childcare access, supporting tenant retention through everyday convenience.
Safety metrics place this neighborhood near the metro median among 1,441 Los Angeles area neighborhoods, with property crime rates showing a 9.5% year-over-year decline and violent crime rates decreasing 10.3%. These improving trends support tenant retention and leasing stability for multifamily properties.
The surrounding employment base includes major corporate offices within commuting distance, supporting workforce housing demand and tenant stability.
- Chevron — energy sector offices (6.2 miles)
- Edison International — utility services headquarters (9.3 miles) — HQ
- Ryder Vehicle Sales — transportation services (12.7 miles)
- International Paper — manufacturing operations (13.1 miles)
This 26-unit property built in 1996 benefits from neighborhood-level occupancy of 97.2% and improving safety trends, positioning it well within the Los Angeles multifamily market. Household growth projections of 41.6% through 2028 within the 3-mile radius indicate expanding renter demand, while the property's vintage minimizes near-term capital expenditure needs compared to older stock.
Commercial real estate analysis shows median household income growth of 33.4% over five years, supporting rent collection stability and renewal rates. The 39.8% renter-occupied share provides a substantial tenant base, with contract rent growth of 31.8% demonstrating pricing power in this suburban market segment.
- Strong neighborhood occupancy at 97.2% indicates tenant retention and leasing stability
- Projected 41.6% household growth through 2028 supports expanding rental demand
- 1996 construction minimizes capital expenditure risks relative to older multifamily stock
- Risk consideration: Monitor rent-to-income ratios and potential ownership competition as home values remain elevated