| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 27th | Poor |
| Amenities | 33rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17351 Main St, La Puente, CA, 91744, US |
| Region / Metro | La Puente |
| Year of Construction | 1972 |
| Units | 56 |
| Transaction Date | 2017-11-30 |
| Transaction Price | $34,000,000 |
| Buyer | LA VILLA PUENTE HOUSING LP |
| Seller | LA VILLA PUENTE APARTMENT PARTNERSHIP |
17351 Main St La Puente Multifamily Investment
Neighborhood occupancy trends sit in the mid-90s, supporting stable cash flow potential for a 56-unit asset, according to WDSuite s CRE market data for the surrounding area. Elevated ownership costs locally further sustain renter demand relative to for-sale options in this part of Los Angeles County.
Located in La Puente within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows above-median multifamily performance signals relative to national peers, with occupancy near 95% at the neighborhood level and NOI per unit trending in the upper tiers nationally. Grocery access is a notable strength (99th percentile nationwide) alongside a dense restaurant base (97th percentile), while parks, cafes, and pharmacies are limited within the immediate neighborhood footprint. For investors, this mix points to daily convenience and food options nearby, but fewer recreation and third-place amenities in close walking distance.
The property s 1972 vintage is slightly newer than the neighborhood s average construction year (1967). That positioning can support competitive standing versus older nearby stock, though investors should still underwrite typical modernization of building systems and common areas given asset age.
Tenure data indicates a renter-occupied share of approximately half of neighborhood housing units (about 51%), which suggests a meaningful tenant base and supports demand depth for multifamily product. Neighborhood rent-to-income ratios are moderate for Los Angeles standards, providing some room for disciplined pricing while keeping an eye on retention and renewal strategy.
Demographic statistics aggregated within a 3-mile radius show a modest population contraction in recent years but a projected increase in total households alongside smaller average household sizes. That shift typically expands the renter pool and can support occupancy stability even when population growth is soft. Median and mean household incomes within 3 miles have risen and are forecast to continue growing, reinforcing the area s capacity to support market-rate multifamily leases. Elevated home values (high-cost ownership market, 90th percentile nationally) and a high value-to-income ratio (96th percentile) indicate ownership remains expensive, which tends to sustain reliance on multifamily housing and can aid lease retention.
Safety outcomes in this neighborhood are mixed relative to Los Angeles metro peers and national comparisons. Based on neighborhood rankings (1066 out of 1,441 metro neighborhoods), the area trends below the metro median for safety. Nationally, the neighborhood falls in lower percentiles for safety metrics, indicating conditions that warrant routine risk management and property-level security measures typical for urban Los Angeles submarkets.
Recent trends diverge: estimated property offenses have declined year over year, while estimated violent offenses have increased over the same period. Investors should weigh these countervailing signals and monitor updated local data, focusing on lighting, access controls, and community partnerships that support resident retention and asset protection without overstepping the property s operational scope.
Proximity to major employers supports workforce housing demand and commute convenience for residents, including Chevron, United Technologies, Edison International, International Paper, and LKQ. This cluster of corporate operations within roughly 7 10 miles can reinforce leasing stability and renewal prospects for a La Puente asset.
- Chevron corporate offices (7.1 miles)
- United Technologies corporate offices (7.9 miles)
- Edison International corporate offices (9.4 miles) HQ
- International Paper corporate offices (9.4 miles)
- LKQ corporate offices (9.8 miles)
17351 Main St offers 56 units averaging roughly 981 square feet, positioned in a neighborhood with stable occupancy and strong day-to-day retail access. The asset s 1972 construction is slightly newer than the local average stock, which can help competitiveness versus older product while still leaving room for targeted value-add through system upgrades and common-area refreshes. High ownership costs in Los Angeles County bolster renter reliance on apartments, supporting depth of demand and potential renewal durability.
Household trends within a 3-mile radius point to an increase in total households and smaller household sizes over the forecast period dynamics that generally expand the renter pool and support occupancy stability. According to CRE market data from WDSuite, neighborhood rents track with incomes at manageable ratios for the market, suggesting room for disciplined revenue management while staying attentive to lease retention. Investors should balance these strengths against amenity gaps in parks and third places, mixed school ratings, and safety readings that sit below the metro median.
- Occupancy stability at the neighborhood level supports steady cash flow potential.
- 1972 vintage is slightly newer than nearby stock, with value-add upside via modernization.
- High ownership costs and solid incomes reinforce multifamily demand and renewal prospects.
- 3-mile trends show more households and smaller sizes, expanding the renter pool.
- Risks: amenity gaps (parks/cafes), below-metro safety rankings, and uneven school ratings.