| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 39th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1440 N California Ave, La Puente, CA, 91744, US |
| Region / Metro | La Puente |
| Year of Construction | 1988 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1440 N California Ave La Puente Multifamily Opportunity
Built in 1988, the asset is newer than much of the local stock, positioning it competitively in a neighborhood where occupancy has been resilient, according to WDSuite’s CRE market data. Elevated ownership costs in Los Angeles County support renter demand and potential lease stability for well-managed properties.
The property sits in La Puente’s Urban Core within the Los Angeles–Long Beach–Glendale metro, where the neighborhood is competitive among 1,441 metro neighborhoods based on overall rating. Amenity access is a relative strength: restaurant, grocery, and pharmacy density trends in the top quartile nationally, which supports day-to-day convenience and resident retention.
Neighborhood occupancy is strong and sits in the top quartile nationally, a positive backdrop for multifamily cash flows. Median asking rents in the area have trended upward over the past five years, and the local rent-to-income profile suggests manageable affordability pressure that can aid renewal rates and reduce turnover risk.
Within a 3-mile radius, household counts have edged higher even as population has gradually declined, indicating smaller average household sizes and a stable renter pool. Renter-occupied housing represents roughly one-third of units in the area, signaling a moderate but durable tenant base for mid-sized communities.
School ratings hover near the national median, which can be acceptable for workforce housing strategies. Park access is limited within the immediate neighborhood; investors should consider on-site amenities or nearby private recreation options to support leasing and resident satisfaction.
Safety metrics for the neighborhood are below the national median, and the area ranks weaker than many Los Angeles metro neighborhoods on crime. However, recent trends point to improvement, with estimated violent offense rates declining over the past year. Investors should underwrite with prudent operating practices (lighting, access control, and resident engagement) and monitor continued trend improvement rather than relying on block-level assumptions.
Proximity to diversified employers supports commute convenience and broad renter demand for workforce housing. The immediate area draws from energy, utilities, manufacturing, and diversified industrial employers listed below.
- Chevron — energy (4.7 miles)
- Edison International — utilities (7.5 miles) — HQ
- International Paper — packaging & manufacturing (9.4 miles)
- United Technologies — industrial technology offices (10.7 miles)
- LKQ — auto parts distribution (10.8 miles)
This 21-unit property, built in 1988, is newer than the neighborhood’s older housing stock, offering competitive positioning versus mid-century assets while leaving room for targeted modernization to enhance rents and retention. Neighborhood occupancy trends are in the top quartile nationally and the high-cost ownership landscape in Los Angeles County reinforces reliance on multifamily, supporting leasing stability and pricing power for well-operated communities.
Within a 3-mile radius, households have grown even as overall population edged down, pointing to smaller household sizes and a steady renter pool. According to CRE market data from WDSuite, local amenity density (grocery, restaurants, pharmacies) outperforms most neighborhoods nationally, which helps support livability and renewals. Investors should balance these strengths against below-median safety metrics and limited park access by prioritizing on-site features and pragmatic property management.
- 1988 vintage offers competitive positioning versus older local stock with clear value-add modernization potential
- Strong neighborhood occupancy and high-cost ownership market support demand depth and lease retention
- 3-mile household growth and robust amenity access bolster day-to-day livability and renewal odds
- Investor focus: address below-median safety metrics and limited parks with on-site amenities and active management