| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 72nd | Best |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1825 Foothill Blvd, La Verne, CA, 91750, US |
| Region / Metro | La Verne |
| Year of Construction | 1972 |
| Units | 88 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1825 Foothill Blvd La Verne Multifamily Investment
This 88-unit property benefits from strong neighborhood-level occupancy at 97.7% and above-average NOI per unit performance. The location provides multifamily property research advantages with established rental demand in Los Angeles County's inland market.
La Verne represents an established inner suburb within the Los Angeles-Long Beach-Glendale metro, ranking in the top quartile among 1,441 metro neighborhoods with an A- overall rating. The neighborhood demonstrates strong occupancy fundamentals at 97.7%, ranking 302nd among metro neighborhoods and placing in the 87th percentile nationally. Median contract rents of $2,004 reflect solid rental demand, with 36.3% of housing units occupied by renters.
The 1972 construction year positions this asset as older than the neighborhood average of 1988, presenting potential value-add opportunities through strategic capital improvements and unit renovations. Demographics within a 3-mile radius show a stable population base of approximately 78,890 residents, with household incomes averaging $125,594 and a median of $100,883. Projected household growth of 33.9% through 2028 supports expanded rental demand, with the renter pool expected to increase significantly.
Amenity density supports tenant retention, with the neighborhood ranking in the 97th percentile nationally for cafe access and 94th percentile for pharmacy availability. School ratings average 4.0 out of 5, ranking in the 84th percentile nationally. The rent-to-income ratio of 0.37 indicates manageable affordability levels for area renters, though this ranks lower within the metro context and warrants attention to renewal rates and tenant retention strategies.
Safety metrics present a mixed picture requiring careful evaluation. Violent crime rates are relatively low at 9.3 incidents per 100,000 residents, ranking 231st among 1,441 metro neighborhoods and placing in the 71st percentile nationally. Additionally, violent crime has decreased by 70.1% year-over-year, indicating improving conditions.
Property crime presents greater concern, with rates of 549.7 per 100,000 residents ranking 862nd among metro neighborhoods, placing in the 35th percentile nationally. More notably, property crime increased 482.1% year-over-year, ranking in the bottom 3rd percentile nationally for this trend. Investors should factor these crime dynamics into tenant screening protocols and consider security enhancements as part of any capital improvement strategy.
The employment base features diverse corporate offices within commuting distance, supporting workforce housing demand from professional and industrial sectors.
- Ryder Vehicle Sales — transportation services (6.9 miles)
- Waste Management — environmental services (9.1 miles)
- Mckesson Medical Surgical — healthcare distribution (12.0 miles)
- General Mills — consumer goods (14.9 miles)
- Edison International — utilities (18.3 miles) — HQ
This 88-unit asset offers value-add potential through its 1972 vintage, which is older than the neighborhood average and creates opportunities for strategic renovations and rent optimization. Strong neighborhood-level occupancy at 97.7% demonstrates sustained rental demand, while NOI per unit averaging $14,999 ranks in the 94th percentile nationally according to CRE market data from WDSuite. The Los Angeles County location benefits from projected household growth of 33.9% through 2028, expanding the potential tenant base.
Demographic fundamentals support long-term rental demand, with household incomes above $100,000 median and significant projected growth in higher-income brackets. The 36.3% renter-occupied housing share provides a stable rental market foundation, while amenity density in the 90th+ percentiles nationally for cafes and pharmacies supports tenant retention.
- Value-add opportunity through 1972 vintage with renovation upside potential
- Strong occupancy fundamentals at 97.7% neighborhood-level performance
- Above-average NOI per unit ranking in 94th percentile nationally
- Projected 33.9% household growth through 2028 expanding rental demand
- Risk consideration: Property crime trends require monitoring and potential security investments