| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 39th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15121 Fairgrove Ave, La Puente, CA, 91744, US |
| Region / Metro | La Puente |
| Year of Construction | 1973 |
| Units | 20 |
| Transaction Date | 2001-09-12 |
| Transaction Price | $975,000 |
| Buyer | DU STELLA |
| Seller | ENGLISH TIMOTHY |
15121 Fairgrove Ave, La Puente Multifamily Investment
Neighborhood occupancy is strong and ownership costs are elevated for Los Angeles County, supporting renter demand and pricing power, according to WDSuite’s CRE market data.
Located in La Puente’s Urban Core, the neighborhood posts occupancy in the top quartile nationally and ranks 344 out of 1,441 Los Angeles–Long Beach–Glendale neighborhoods, signaling resilient leasing fundamentals and lower downtime risk relative to much of the metro.
Everyday convenience is a clear strength: grocery and pharmacy access track in the mid‑90s national percentiles, and restaurant density is similarly high. Amenity breadth ranks 292 of 1,441 metro neighborhoods, making it competitive among Los Angeles submarkets. Park access is limited within the immediate area, which modestly tempers the livability profile for outdoor‑oriented renters.
Schools average near the national middle, and household incomes benchmark above national norms. Home values sit in the higher national percentiles, indicating a high‑cost ownership market that can support renter retention and sustained depth of demand for multifamily.
Within a 3‑mile radius, the data show a slight population decline alongside a small increase in households and projections for further household growth. This combination typically reflects smaller household sizes and a gradual renter pool expansion, which can support occupancy stability even as demographics shift. Renter‑occupied share is roughly one‑third of housing units locally, implying a deep but balanced tenant base; median asking rents and incomes have both advanced over recent years, reducing near‑term affordability pressure and supporting lease performance.
The property’s 1973 vintage is slightly newer than the neighborhood’s average construction year, suggesting potential to out‑position older nearby stock with targeted modernization while planning for typical capital needs associated with systems of this era.
Safety compares below national medians for neighborhoods, with the area ranking weaker on both property and violent offense measures. In metro context, it falls below the Los Angeles median as well. That said, year‑over‑year trends show a notable improvement in violent offense rates, landing in a stronger national percentile for momentum. Investors should calibrate underwriting for security measures and leasing practices, while recognizing the improving trajectory.
Proximity to regional employers supports workforce housing demand and commute convenience, notably across energy, utilities, industrials, aerospace, and auto parts—reflecting Chevron, Edison International, International Paper, United Technologies, and LKQ.
- Chevron — energy (4.7 miles)
- Edison International — electric utility (7.4 miles) — HQ
- International Paper — packaging & paper (9.2 miles)
- United Technologies — aerospace/industrial (10.5 miles)
- LKQ — auto parts (10.6 miles)
This 20‑unit, 1973 multifamily asset benefits from a neighborhood with top‑quartile occupancy, strong daily‑needs amenities, and a high‑cost ownership landscape that reinforces multifamily reliance. The renter base is balanced rather than transient, supporting steady leasing, while the vintage offers clear value‑add potential through targeted renovations and operating efficiencies.
According to CRE market data from WDSuite, the neighborhood’s occupancy outperforms much of the metro and household counts within a 3‑mile radius are set to rise even as average household size declines—conditions that generally support demand and retention. Underwriting should consider safety positioning and the limited parks footprint, but proximity to diversified employers and improving offense trends help mitigate risk.
- Top‑quartile neighborhood occupancy supports lower downtime and steadier collections
- High‑cost ownership market bolsters renter retention and pricing power
- 1973 vintage offers value‑add potential through targeted modernization
- Diverse nearby employers underpin workforce demand and leasing stability
- Risks: below‑median safety and limited park access warrant prudent capex and management