| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 39th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1520 N California Ave, La Puente, CA, 91744, US |
| Region / Metro | La Puente |
| Year of Construction | 1987 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1520 N California Ave La Puente Multifamily Investment
This 31-unit multifamily property built in 1987 benefits from strong neighborhood occupancy rates at 97.4%, well above regional averages according to WDSuite's CRE market data.
The La Puente neighborhood demonstrates solid fundamentals for multifamily investors, with occupancy rates reaching 97.4% and ranking in the 86th percentile nationally. Median contract rents of $1,813 position the area competitively within the Los Angeles-Long Beach-Glendale metro, while the neighborhood's B rating reflects balanced investment characteristics among 1,441 metro neighborhoods.
Demographics within a 3-mile radius show a stable tenant base with 184,073 residents and average household size of 3.9 people. The area maintains 36.2% renter-occupied housing units, providing consistent rental demand. Median household income of $89,068 supports current rent levels, with forecasted growth to $122,460 by 2028 indicating strengthening tenant purchasing power.
The property's 1987 construction year aligns with the neighborhood average of 1964, suggesting potential value-add opportunities through strategic renovations and unit improvements. Local amenities support tenant retention, with strong restaurant density ranking in the 97th percentile nationally and grocery store access ranking in the 96th percentile, enhancing the area's livability for residents.
Rent-to-income ratios at 0.18 indicate manageable affordability levels for tenants, while projected household growth of 33.6% through 2028 points to expanding renter demand. Home values averaging $623,415 with a 52.7% five-year appreciation trend reinforce rental market dynamics, as elevated ownership costs support continued multifamily demand.
Safety metrics for the neighborhood show mixed performance relative to regional standards. Property crime rates rank 1,063rd among 1,441 Los Angeles metro neighborhoods, placing the area below median for the region. However, violent crime trends show improvement with a 32.8% year-over-year decrease, ranking in the 77th percentile nationally for crime reduction.
Investors should consider these safety dynamics when evaluating tenant retention and property management strategies. The improving violent crime trend provides a positive trajectory, while property crime levels warrant attention to security measures and tenant communications. Overall crime performance ranks 994th among metro neighborhoods, indicating room for continued improvement in the area's safety profile.
The property benefits from proximity to major corporate employers within the San Gabriel Valley and broader Los Angeles region, providing workforce housing opportunities for professional tenants.
- Chevron — energy and petroleum (4.7 miles)
- Edison International — electric utilities (7.5 miles) — HQ
- International Paper — manufacturing and packaging (9.5 miles)
- United Technologies — aerospace and defense (10.8 miles)
- LKQ — automotive parts distribution (10.9 miles)
This 31-unit property presents a compelling value-add opportunity in a neighborhood demonstrating strong occupancy fundamentals. The 97.4% neighborhood occupancy rate, ranking in the 86th percentile nationally, indicates robust rental demand and tenant retention potential. Built in 1987, the property offers renovation upside to capture rent growth while benefiting from established neighborhood infrastructure and amenities.
Demographic projections within a 3-mile radius support long-term investment viability, with household growth of 33.6% forecasted through 2028 and median income rising to $122,460. The area's 36.2% renter-occupied housing share provides a stable tenant base, while proximity to major employers including Edison International headquarters strengthens workforce housing demand. Current rent-to-income ratios at 0.18 suggest room for strategic rent optimization as market conditions evolve.
- Strong neighborhood occupancy at 97.4% ranks in top quartile nationally
- Projected 33.6% household growth through 2028 expands tenant base
- 1987 construction provides value-add renovation opportunities
- Proximity to Edison International HQ and other major employers
- Property crime levels require ongoing security management attention