| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 67th | Good |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3030 Montrose Ave, La Crescenta, CA, 91214, US |
| Region / Metro | La Crescenta |
| Year of Construction | 1973 |
| Units | 38 |
| Transaction Date | 2018-01-18 |
| Transaction Price | $15,200,000 |
| Buyer | 3030 Montrose LLC |
| Seller | Madison Granbell 3 LLC, Private Investor, Madison Granbell 3 LLC, Price/unit and /sf |
3030 Montrose Ave, La Crescenta CA Multifamily Investment
Stabilized neighborhood occupancy and a deep renter base suggest durable collections and steady leasing, according to WDSuite’s CRE market data.
The property sits within a B+-rated neighborhood that is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 490 out of 1,441), with neighborhood occupancy around the mid-90s supporting income stability at the asset level. Median contract rents in the neighborhood trend above most U.S. areas, signaling pricing power when product quality is maintained, based on CRE market data from WDSuite.
Renter-occupied housing constitutes a large share of units at the neighborhood level (high renter concentration), which points to a sizable tenant base for multifamily. By contrast, within a 3-mile radius, the housing stock tilts more owner-occupied; investors should expect demand to be strongest among renters prioritizing proximity to jobs, schools, and services. Elevated home values locally (near the top decile nationally) indicate a high-cost ownership market that tends to sustain reliance on rental housing, reinforcing lease retention and reducing downgrade risk to lower-quality stock.
Amenities skew practical: grocery access is relatively strong compared with national norms, while cafes, parks, and pharmacies are limited immediately nearby. Childcare density rates among the strongest nationally, which can support family-oriented renter demand. Educational quality metrics are not provided for this sub-area, so investors should evaluate nearby school options during diligence rather than assume above-average outcomes.
Within a 3-mile radius, recent data show a modest population contraction alongside a smaller decline in household counts; forward-looking estimates point to rising household numbers even as population trends soften, implying smaller household sizes and a potentially larger renter pool over time. These dynamics generally support occupancy stability for well-maintained assets in this micro-market.
Vintage and asset positioning: Built in 1973, the property is older than the neighborhood’s average vintage (1981). Investors should plan for ongoing capital expenditures and consider targeted value-add or systems modernization to remain competitive versus newer product while capturing upside from unit and common-area upgrades.
Safety indicators are mixed relative to national benchmarks, per WDSuite. Overall crime performance trends below the national median (around the 32nd percentile nationally), while property offenses sit closer to mid-pack nationwide. Violent offense measures are below the national median as well, and both violent and property categories show a recent uptick that warrants routine monitoring and standard security protocols.
For investors, the takeaway is to underwrite typical urban Los Angeles precautions—lighting, access control, and resident engagement—rather than assume either unusual risk or outsized security costs. Compare incident trends to nearby competitive assets during diligence to calibrate operating assumptions.
Proximity to major corporate offices in labeling/packaging, telecom, and media-entertainment underpins commuter demand and supports leasing durability at workforce and professional price points. The list below reflects nearby employers most relevant to renter demand in this area.
- Avery Dennison — corporate offices (4.3 miles) — HQ
- Charter Communications — telecom/cable operations (5.8 miles)
- Disney — media & entertainment (6.2 miles) — HQ
- Radio Disney — media offices (7.1 miles)
- Live Nation Entertainment — entertainment corporate offices (9.9 miles)
3030 Montrose Ave offers a 38-unit footprint with average unit sizes around 754 sq. ft., positioned in a neighborhood that is competitive within the Los Angeles metro and supported by mid-90s neighborhood occupancy. The 1973 vintage suggests near- and medium-term CapEx planning alongside value-add potential; selective interior upgrades and building systems modernization can enhance competitive standing versus newer inventory while leveraging a strong renter base and high-cost ownership context.
Neighborhood-level indicators—high renter concentration, strong grocery access, and sustained pricing power—pair with a commuter-friendly employer base to support demand. Within a 3-mile radius, forecasts point to increasing household counts despite a slight population contraction, implying smaller household sizes and a broader tenant pool. According to CRE market data from WDSuite, neighborhood occupancy trends and elevated home values reinforce rental reliance, while affordability pressure (higher rent-to-income) argues for disciplined lease management and amenity investments that drive retention.
- Competitive Los Angeles neighborhood with stable, above-median occupancy supporting income durability
- 1973 vintage presents value-add and systems-upgrade pathways to lift rents and retention
- High-cost ownership market sustains rental demand and pricing power for quality product
- Major nearby employers in media, telecom, and corporate services bolster commuter demand
- Risk: affordability pressure and recent crime upticks warrant conservative underwriting and proactive resident services