| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 32nd | Poor |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15624 Amar Rd, La Puente, CA, 91744, US |
| Region / Metro | La Puente |
| Year of Construction | 1972 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15624 Amar Rd, La Puente CA Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by a roughly half renter-occupied housing mix in this Urban Core pocket, according to WDSuite’s CRE market data. Stability at the neighborhood level can help underpin leasing performance for well-managed assets.
This La Puente location sits within an Urban Core neighborhood rated B-, where neighborhood occupancy is in the top quartile nationally (95th percentile) and above the metro median among 1,441 Los Angeles neighborhoods. That backdrop points to steady tenant retention and fewer prolonged vacancies for professionally managed multifamily.
Within a 3-mile radius, households have edged higher over the last five years and are projected to increase further by 2028 even as population trends are roughly flat to slightly negative. Smaller average household sizes are the driver, which typically expands the renter pool and can support occupancy stability. Median contract rents have risen in the area and are forecast to continue growing, per WDSuite’s commercial real estate analysis, reinforcing revenue potential for competitive units.
The property’s 1972 vintage is older than the neighborhood’s average construction year (1985). For investors, that implies potential value-add through interior modernization and targeted systems upgrades, with the aim of improving competitive positioning against newer product while planning for ongoing capital needs.
Local amenity access is a strength: restaurant and grocery densities are high relative to national benchmarks (both in the 95th–98th percentiles), and cafés are especially dense (99th percentile). Parks and childcare options are comparatively limited in the immediate neighborhood, and average school ratings trend below the national median, which may influence unit mix strategy and target renter profiles. Elevated home values and a high value-to-income ratio in the neighborhood signal a high-cost ownership market, which tends to sustain reliance on rental housing and can support pricing power when paired with careful lease management and attention to rent-to-income levels.
Safety indicators for the neighborhood rank below the metro median, placing it closer to the lower end among 1,441 Los Angeles neighborhoods and below the national median based on percentile comparisons. For investors, this argues for practical measures such as lighting, access controls, and resident engagement to support retention and protect common areas.
Recent year-over-year trends indicate increases in both property and violent offense estimates. While these are neighborhood-level signals rather than property-specific, underwriting should consider operating practices and potential security enhancements typical for urban Los Angeles submarkets.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience, including energy, utilities, packaging, aerospace, and auto parts distribution. The following organizations are within a roughly 5–10 mile radius and are relevant drivers for workforce housing.
- Chevron — energy (5.3 miles)
- Edison International — utility holding company (7.9 miles) — HQ
- International Paper — packaging & paper (9.1 miles)
- United Technologies — aerospace & defense offices (9.8 miles)
- LKQ — auto parts distribution (10.2 miles)
15624 Amar Rd offers scale at 96 units in a neighborhood where occupancy performance is strong relative to both metro and national benchmarks, according to CRE market data from WDSuite. A renter-occupied housing share around half of units at the neighborhood level suggests depth in the tenant base, which can support leasing stability for competitively positioned assets.
The 1972 vintage points to clear value-add angles: unit renovations and targeted building systems work can enhance rentability against newer stock. Within a 3-mile radius, households are projected to grow even as population is roughly flat, reflecting smaller household sizes and a broader renter pool. Coupled with a high-cost ownership landscape locally, these dynamics tend to reinforce sustained demand for multifamily, while operators should remain attentive to neighborhood safety perceptions and school quality when shaping marketing and resident services.
- Strong neighborhood occupancy and above-metro performance support lease-up and retention potential.
- 96-unit scale enables operational efficiencies and revenue management across the rent roll.
- 1972 vintage provides value-add upside via interior upgrades and selective capital projects.
- Household growth within 3 miles and a high-cost ownership market bolster multifamily demand.
- Risks: below-median neighborhood safety and lower school ratings require proactive operations and resident engagement.