| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 27th | Poor |
| Amenities | 33rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17341 Hurley St, La Puente, CA, 91744, US |
| Region / Metro | La Puente |
| Year of Construction | 1972 |
| Units | 101 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17341 Hurley St La Puente 101-Unit Multifamily
Neighborhood occupancy is in the stronger range for the metro, supporting income stability at the submarket level; according to WDSuite s CRE market data, this area s elevated ownership costs help sustain renter demand. These metrics reflect the neighborhood, not the property s specific performance.
La Puente s neighborhood surrounding 17341 Hurley St shows renter demand that is competitive among Los Angeles-Long Beach-Glendale neighborhoods, with neighborhood occupancy in the 70th percentile nationally. These are neighborhood indicators, not property-level figures, but they suggest a stable leasing backdrop for multifamily operators.
Daily-needs access is a relative strength: grocery availability ranks in the top quartile nationally and restaurants are also top quartile, while cafes, parks, and pharmacies are limited within the immediate neighborhood footprint. For investors, this mix points to convenience-focused living with fewer discretionary lifestyle amenities on the block, which may concentrate appeal on value, commute access, and in-unit features.
Tenure dynamics indicate depth in the renter base: the neighborhood s share of renter-occupied housing sits around half of units and ranks high versus U.S. neighborhoods, signaling a broad pool of renters for multifamily communities. Within a 3-mile radius, demographic data show smaller household sizes over time and stable household counts despite modest population contraction, which can expand the number of renting households and support occupancy. Median contract rents sit above national norms, yet rent-to-income figures point to manageable affordability pressure relative to coastal peers, aiding retention and lease management.
Vintage context matters for competitive positioning. The property s 1972 construction is slightly newer than the neighborhood s average vintage (late 1960s). For investors, that suggests relative competitiveness versus older stock while still warranting capital plans for systems modernization and potential value-add in interiors to meet current renter expectations.
School ratings in the area track below national averages, which can temper family-demand premiums, while neighborhood net operating income per unit trends above national norms, according to CRE market data from WDSuite. Together, these dynamics imply a working- to middle-income renter profile with resilient day-to-day demand supported by convenience retail rather than school-driven lease premiums.
Safety indicators for the neighborhood, relative to the Los Angeles-Long Beach-Glendale metro, place it below the metro median (ranked 1,066 out of 1,441 neighborhoods). Compared with neighborhoods nationwide, the area sits below the national midpoint for safety, meaning investors should underwrite with prudent security, lighting, and property management practices typical for urban core locations.
Recent trends are mixed: estimated property offenses have eased year over year, while estimated violent offenses have risen. These are neighborhood-level signals and not block-specific. For investors, the takeaway is to monitor trendlines and ensure operating budgets reflect appropriate tenant-experience measures and insurance considerations.
The location serves a broad employment base anchored by energy, industrial, and corporate services, supporting workforce renter demand and commute convenience for residents. Nearby employers include Chevron, United Technologies, International Paper, Edison International, and LKQ.
- Chevron energy (7.1 miles)
- United Technologies aerospace & industrial (7.8 miles)
- International Paper packaging & manufacturing (9.3 miles)
- Edison International utilities & corporate services (9.4 miles) HQ
- LKQ automotive parts distribution (9.6 miles)
This 101-unit asset benefits from a neighborhood backdrop of solid occupancy and a high renter-occupied share, reinforced by a high-cost ownership market in Los Angeles County. Based on CRE market data from WDSuite, neighborhood rents track above national norms while rent-to-income levels indicate manageable affordability pressure relative to coastal peers, which supports tenant retention and pricing discipline. The 1972 vintage is slightly newer than the local average, offering competitive positioning versus older stock with clear opportunity for value-add through systems upgrades and interior refresh.
Within a 3-mile radius, household counts are expected to grow even as average household size declines, expanding the pool of renting households and supporting occupancy stability. Strong grocery and restaurant density underscores everyday convenience, while limited park and cafe supply suggests demand will concentrate on well-executed on-site amenities and unit quality. Investors should underwrite conservatively for security, school-driven demand headwinds, and capital planning appropriate for a 1970s building.
- Neighborhood occupancy strength supports stable leasing (area metric, not property-specific)
- High ownership costs sustain multifamily renter demand and retention
- 1972 vintage offers value-add potential through systems and interior updates
- Household growth within 3 miles points to a larger renter base over time
- Risks: below-median safety rank in metro, lower school ratings, and limited nearby parks/cafes