| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 32nd | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13705 Sunkist Dr, La Puente, CA, 91746, US |
| Region / Metro | La Puente |
| Year of Construction | 1975 |
| Units | 104 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13705 Sunkist Dr La Puente Multifamily Opportunity
Neighborhood occupancy is strong and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data, positioning this asset for steady leasing in Los Angeles County.
Located in La Puente’s Urban Core, the surrounding neighborhood posts a 97.9% occupancy rate, ranking 270 out of 1,441 Los Angeles metro neighborhoods — top quartile nationally. That level of occupied housing helps underpin leasing stability for multifamily assets, while the renter-occupied share (37.6%) signals a balanced but deep enough tenant base to support absorption and renewals.
Home values in the area are elevated relative to incomes (value-to-income ratio near the national 94th percentile) and the neighborhood’s median home value trends high versus U.S. norms. For investors, this high-cost ownership market tends to sustain reliance on rentals, supporting retention and pricing power even as operators manage affordability and lease management considerations. Rent-to-income around 0.23 is comparatively manageable, which can aid renewal execution.
Within a 3-mile radius, recent population trends show a modest decline while households have increased and are projected to continue growing, pointing to smaller household sizes and a gradually expanding renter pool. Median contract rents in the 3-mile area have risen over the last five years and are projected higher again by 2028, which, alongside above-metro-median neighborhood occupancy, supports a constructive rent-growth narrative for well-managed properties.
Amenity access is mixed: restaurants and daily-needs retail (grocery and pharmacy) index above national averages, while parks and cafes are comparatively sparse. Average school ratings trend below both metro and national benchmarks, which may matter for family-oriented leasing strategies but is less determinative for workforce and young-adult segments. The neighborhood’s average construction vintage (1978) slightly trails this property’s 1975 build, implying older systems; investors should plan for targeted capital projects or value-add upgrades to keep the asset competitive.
Safety signals are mixed but generally competitive versus broad national benchmarks. The neighborhood’s overall crime performance sits near the 56th national percentile, and its rank positions it around the metro median (703 out of 1,441 Los Angeles neighborhoods). Property offenses have improved meaningfully year over year (top quintile improvement nationally), while violent offense metrics track below national averages, suggesting continued need for routine risk management and resident safety protocols.
Nearby employers provide a diverse employment base that supports renter demand and commute convenience, led by energy, utilities, industrials, and beverage distribution.
- Chevron — energy (3.2 miles)
- Edison International — electric utility holding company (6.0 miles) — HQ
- International Paper — packaging/manufacturing (8.8 miles)
- LKQ — auto parts distribution (10.7 miles)
- United Technologies — industrial conglomerate offices (11.9 miles)
13705 Sunkist Dr is a 104-unit asset built in 1975, slightly older than the neighborhood average, creating potential value-add and systems modernization angles. The immediate area’s occupancy ranks 270 of 1,441 within the Los Angeles metro (top quartile nationally), and elevated home values relative to income reinforce renter reliance on multifamily housing. According to CRE market data from WDSuite, rent-to-income levels are comparatively manageable, which supports renewal strategies while allowing disciplined rent growth.
Within a 3-mile radius, households have grown despite modest population contraction, pointing to smaller household sizes and an expanding renter pool over time. Amenity coverage is anchored by restaurants, grocery, and pharmacies, while limited parks/cafes and below-average school ratings present considerations for marketing and tenant mix. Overall, the combination of high neighborhood occupancy, strong employment access across utilities, energy, and industrials, and clear renovation upside forms a balanced, long-term thesis.
- Top-quartile neighborhood occupancy supports leasing stability and pricing discipline.
- High-cost ownership market reinforces multifamily demand and retention potential.
- 1975 vintage offers value-add and systems-upgrade pathways to strengthen competitiveness.
- Diverse nearby employers (energy, utilities, industrials) underpin renter demand and commute convenience.
- Risks: softer school ratings, limited parks/cafes, and aging physical plant require targeted capex and tailored tenant strategy.