| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 32nd | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13712 Sunkist Dr, La Puente, CA, 91746, US |
| Region / Metro | La Puente |
| Year of Construction | 1992 |
| Units | 96 |
| Transaction Date | 2020-03-25 |
| Transaction Price | $17,900,000 |
| Buyer | SUNNY GARDEN APARTMENTS 2 LP |
| Seller | LA PUENTE GARDENS |
13712 Sunkist Dr, La Puente Multifamily Investment
Neighborhood occupancy is high and has held near the upper range for the Los Angeles metro, according to WDSuite’s CRE market data, pointing to steady renter demand for well-located assets in La Puente. Elevated home values across the area tend to reinforce reliance on multifamily housing and support pricing power when operations are managed carefully.
The property’s Los Angeles County location offers day-to-day convenience with strong access to necessities: neighborhood measures show restaurants and pharmacies are both above national medians, while groceries are solidly represented. Cafe density and park access are thinner, which may modestly limit lifestyle appeal, but core services are within reach for residents.
At the neighborhood level, occupancy is strong (top quartile nationally) and renter-occupied housing accounts for a meaningful share of units, signaling a stable base of multifamily demand rather than transient, short-cycle leasing. Median home values are elevated for the region, which typically sustains renter retention and supports disciplined rent growth for competitive assets.
For building positioning, the 1992 vintage is newer than the neighborhood’s average stock from the late 1970s. This generally improves competitive standing versus older comparables, though investors should still anticipate targeted modernization to common areas and building systems to meet current renter expectations.
Demographics aggregated within a 3-mile radius indicate smaller household sizes over time and an increase in household counts despite modest population softness—factors that can expand the pool of renters entering the market and support occupancy stability. Current incomes are healthy for the subarea and rent-to-income levels suggest manageable affordability pressure, which can aid lease retention when paired with prudent renewal strategies.
School ratings in the neighborhood are below national medians, which may require competitive amenity programming and service quality to sustain leasing velocity relative to stronger-rated pockets of the Los Angeles metro.
Safety indicators for the neighborhood are mid-range within the Los Angeles metro, with the area ranked 703 out of 1,441 neighborhoods—roughly around the metro median when considering that lower ranks indicate higher crime. Compared nationally, overall crime levels sit modestly above the U.S. median (stronger than many urban peers), and recent data show notable improvement in property offenses year over year.
For investors, the takeaway is a generally stable environment relative to large-metro contexts, with downward movement in property incidents providing a constructive trend to monitor during underwriting and asset management.
Proximity to a diverse employment base supports renter demand and lease retention, with nearby roles spanning energy, utilities, packaging, aerospace, and defense. Key employers within commuting distance include Chevron, Edison International, International Paper, Raytheon, and United Technologies.
- Chevron — energy (3.2 miles)
- Edison International — utilities (6.0 miles) — HQ
- International Paper — packaging & paper (8.7 miles)
- Raytheon Public Safety RTC — defense & technology (11.9 miles)
- United Technologies — aerospace/industrial offices (11.9 miles)
This 96-unit, 1992-built asset in La Puente benefits from solid neighborhood occupancy, elevated regional home values, and proximity to diversified employment nodes. Based on commercial real estate analysis from WDSuite, the submarket’s renter fundamentals are supported by increasing household counts in the 3-mile radius, even as household sizes trend smaller—conditions that typically enlarge the tenant base and support stable leasing.
The vintage is newer than much of the surrounding stock, offering a competitive position versus older assets while leaving room for targeted value-add through system upgrades or common-area improvements. Strong neighborhood occupancy and a rising share of renter-occupied housing at the broader area level point to demand depth, while high ownership costs in Los Angeles County tend to sustain renter reliance on multifamily housing.
- Strong neighborhood occupancy and elevated home values support pricing power with disciplined lease management
- 1992 vintage is newer than local average, with room for targeted renovations and operational upgrades
- 3-mile household growth and smaller household sizes expand the renter pool and aid retention
- Proximity to diversified employers underpins demand across workforce and professional renter segments
- Risks: lifestyle amenities and school ratings are mixed; maintain competitive finishes and services to protect leasing