| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 27th | Poor |
| Amenities | 33rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17340 Main St, La Puente, CA, 91744, US |
| Region / Metro | La Puente |
| Year of Construction | 1978 |
| Units | 46 |
| Transaction Date | 2011-11-30 |
| Transaction Price | $6,650,000 |
| Buyer | La Puente Villa LLC |
| Seller | Prince N Dennis |
17340 Main St, La Puente Multifamily Investment
Stable renter demand and a high-cost ownership market support occupancy durability, according to WDSuite’s CRE market data, with neighborhood metrics indicating depth for workforce-oriented leasing. The asset’s scale positions it to capture steady absorption without relying on outsized rent growth.
Located in Los Angeles County’s San Gabriel Valley, the neighborhood is rated C- and functions as an Urban Core setting with established housing stock and steady renter activity. Neighborhood occupancy is in the top third nationally, signaling comparatively durable lease-up and retention even as conditions vary across the metro.
Renter-occupied share is just over half of housing units, placing the neighborhood in a high national percentile for renter concentration. For investors, that points to a broad tenant base and consistent multifamily demand, while lease management should consider household size norms and turnover dynamics typical of workforce submarkets.
Within a 3-mile radius, household counts are projected to increase through 2028 even as population trends modestly lower, indicating smaller household sizes and a potential renter pool expansion. Median incomes in the area have risen, and rent levels have advanced while remaining manageable relative to incomes, which can support retention and reduce volatility in concessions.
Local amenity access skews toward daily needs and dining: grocery availability is among the highest nationally and restaurant density is also very strong. By contrast, the dataset indicates limited parks and cafes in the immediate neighborhood, which is a livability consideration but not uncommon for established, infill corridors. Average school ratings trend below national norms, so family-oriented leasing may require value positioning and attention to unit finishes and community features.
Safety indicators sit below national averages, and the neighborhood ranks in the less favorable half of Los Angeles metro neighborhoods (out of 1,441), indicating more reported incidents than many nearby areas. That said, property offense rates have declined year over year, suggesting gradual improvement, while violent-offense measures remain an area to monitor for resident experience and leasing.
Investors typically underwrite with prudent security measures, lighting, and community management in similar Urban Core locations to support tenant retention and mitigate perception risk as trends evolve.
The employment base within a reasonable commute includes energy, aerospace/industrial, paper and packaging, automotive distribution, and electric utility headquarters exposure—supporting workforce housing demand and weekday stability.
- Chevron — energy offices (7.1 miles)
- United Technologies — aerospace/industrial offices (7.9 miles)
- International Paper — paper & packaging offices (9.3 miles)
- Edison International — electric utility (9.35 miles) — HQ
- LKQ — automotive parts distribution (9.7 miles)
17340 Main St combines scale (46 units) with an Urban Core location where renter concentration is high and occupancy trends are comparatively strong. Elevated home values in the neighborhood reinforce reliance on rental housing, supporting depth of demand and pricing power at stabilized levels. According to CRE market data from WDSuite, neighborhood occupancy sits in the top tier nationally while rent-to-income levels indicate moderated affordability pressure, a constructive setup for lease retention.
Built in 1978, the property is newer than much of the surrounding housing stock, which can enhance competitive positioning versus older assets. At the same time, systems are approaching age thresholds where targeted capital planning—common area refresh, building systems, and unit renovations—can unlock value-add upside without overreliance on market rent spikes.
- High renter concentration and elevated ownership costs support a deep tenant base and steady absorption
- Occupancy performance ranks strong nationally, aiding income stability and reducing concession risk
- 1978 vintage offers a competitive edge over older local stock with clear modernization upside
- Dense grocery and dining access enhances day-to-day convenience for residents
- Risks: below-average school ratings and safety metrics require proactive community management and underwriting discipline