| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Poor |
| Demographics | 31st | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 761 N Nantes Ave, La Puente, CA, 91744, US |
| Region / Metro | La Puente |
| Year of Construction | 1982 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
761 N Nantes Ave, La Puente CA Multifamily Investment
Positioned in an inner-suburban pocket of Los Angeles County with steady neighborhood occupancy and a high-cost ownership backdrop, the asset s larger floor plans support family-oriented renter demand, according to WDSuite s CRE market data.
Located in La Puente within the Los Angeles-Long Beach-Glendale metro, the neighborhood shows mid-range occupancy for the area with the neighborhood s occupancy measured at 93.1% (neighborhood metric, not property-specific), placing it modestly above the national median per WDSuite. The area s overall neighborhood rating sits below the metro median (ranked 1,327 among 1,441 Los Angeles metro neighborhoods), so underwriting should prioritize durable demand drivers over premium location effects.
Amenity access is mixed: strong restaurant density (93rd percentile nationally) and abundant pharmacies (97th percentile nationally) are positives for livability, while cafes, parks, and groceries are sparse within the immediate neighborhood footprint. For renters, this translates to everyday convenience for essentials and dining, with some reliance on short drives for other categories.
Within a 3-mile radius, renter-occupied housing represents roughly one-third of units today, with WDSuite s data indicating the renter share is projected to edge higher over the next five years. That trend, alongside an average household size that is gradually declining, points to a larger tenant base and supports leasing stability for family-sized apartments.
Ownership costs are elevated relative to incomes locally, consistent with a high-cost ownership market in Los Angeles County. This context typically sustains reliance on rental housing, which can aid pricing power and retention for well-maintained properties. Compared with an average neighborhood construction year from 1969, a 1982-vintage asset can compete favorably against older stock while still benefiting from targeted modernization to meet current renter expectations.
Crime conditions track close to national averages overall (around the 52nd percentile nationally), placing the area roughly middle of the pack among Los Angeles metro neighborhoods (ranked 776 out of 1,441). WDSuite s data shows property offenses trending down year over year, while violent offenses ticked up modestly; investors should evaluate recent, street-level trends as part of site-specific diligence rather than relying on block-level assumptions.
Nearby corporate nodes include energy, utilities, and diversified industrial employers that underpin a broad commuter workforce, supporting renter demand and retention through proximity and commute convenience: Chevron, Edison International, International Paper, LKQ, and United Technologies.
- Chevron corporate offices (5.0 miles)
- Edison International utilities (7.4 miles) HQ
- International Paper packaging & paper (8.7 miles)
- LKQ auto parts & distribution (9.9 miles)
- United Technologies diversified industrial offices (10.0 miles)
With 40 units averaging approximately 1,380 square feet, this 1982-vintage property offers larger floor plans that align with family-oriented demand in the San Gabriel Valley. Neighborhood occupancy is solid by national standards (neighborhood metric), and elevated ownership costs in Los Angeles County reinforce reliance on multifamily housing, supporting pricing power and lease retention. Based on CRE market data from WDSuite, the surrounding 3-mile area shows a rising renter-occupied share and a projected increase in households even as average household size trends lower a setup that can expand the tenant base and support occupancy stability.
Given its vintage, targeted modernization (systems, interiors, and curb appeal) can enhance competitive positioning versus older local stock while capturing demand from households seeking more space. Investors should underwrite to balanced outcomes: stable demand fundamentals and potential value-add upside, tempered by a neighborhood that ranks below the metro median and mixed amenity depth beyond restaurants and pharmacies.
- Larger 1982-vintage units support family-oriented renter demand and retention.
- Neighborhood occupancy sits above the national median (neighborhood metric, not property-specific).
- High-cost ownership market sustains reliance on rentals, aiding pricing power.
- Rising renter share and more households within 3 miles expand the tenant base.
- Risks: below-metro neighborhood ranking and uneven amenity mix warrant conservative underwriting.