| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 70th | Good |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2500 Damien Ave, La Verne, CA, 91750, US |
| Region / Metro | La Verne |
| Year of Construction | 1989 |
| Units | 85 |
| Transaction Date | 2005-09-16 |
| Transaction Price | $7,800,000 |
| Buyer | HASSAN AHMED M |
| Seller | VARMA JAGDISH |
2500 Damien Ave La Verne Multifamily Opportunity
Positioned in an inner-suburb pocket of La Verne with stable neighborhood occupancy and strong school fundamentals, this asset benefits from steady renter demand according to WDSuite’s CRE market data. Neighborhood statistics cited here reflect area conditions around the property, not the property itself.
The surrounding neighborhood is rated B+ and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 454 out of 1,441), indicating balanced dynamics for multifamily investors. Area amenities skew toward parks and dining, with park and restaurant access comparing favorably to national norms, while cafes and pharmacies are limited. For investors conducting multifamily property research, this mix suggests day-to-day livability with some convenience gaps that may modestly influence tenant preferences.
Schools in the area are a notable strength, with average ratings in the top quartile nationally, supporting family-oriented renter retention. Neighborhood occupancy is around the national middle, pointing to generally steady leasing conditions rather than outsized volatility. The property s 1989 vintage is newer than the neighborhood s average construction year (1974), which typically helps competitive positioning versus older stock, though investors should plan for modernization of aging systems where appropriate.
Within a 3-mile radius, household counts have increased in recent years and are projected to expand further, implying a larger tenant base and supporting occupancy stability. Population trends point to smaller household sizes ahead, which can translate into more renters entering the market and sustained demand for smaller units. Median incomes in the 3-mile area have risen, improving the capacity to support rent levels and aiding lease retention.
Home values in the neighborhood sit at elevated levels relative to national benchmarks, which often sustains reliance on rental housing and supports pricing power for well-maintained communities. Renter-occupied housing represents roughly a third of local units, indicating a meaningful renter concentration that underpins depth of demand without being overly saturated by rentals.
Local safety indicators are mixed but generally comparable to national norms. The neighborhood sits roughly around the national middle on overall crime, with violent offense rates benchmarking in a stronger position nationally, while property offenses have shown recent upward movement. This translates to conditions that are competitive among many Los Angeles metro neighborhoods, though trends warrant ongoing monitoring for property-level security planning.
Interpreting the data: the neighborhood s crime ranking places it near the metro middle relative to 1,441 Los Angeles-area neighborhoods, and its violent-offense profile tracks in the higher (safer) national percentiles. At the same time, a recent increase in property offenses points to a shifting environment that investors may address through standard loss-prevention measures and resident engagement rather than expecting a structural headwind.
Nearby employment includes logistics, environmental services, healthcare distribution, energy, and corporate headquarters, supporting a diverse commuter base and helping stabilize renter demand and retention for workforce-oriented housing.
- Ryder Vehicle Sales — logistics & vehicle remarketing (6.7 miles)
- Waste Management — environmental services (9.2 miles)
- Mckesson Medical Surgical — healthcare distribution (12.0 miles)
- Chevron — energy offices (14.1 miles)
- Edison International — utilities corporate offices (17.2 miles) — HQ
This 85-unit asset built in 1989 is positioned for durable renter demand in a B+ inner-suburb of Los Angeles County. The vintage is newer than the neighborhood average, offering an edge versus older stock; investors should still budget for targeted modernization to enhance competitiveness and operating efficiency. Elevated local home values support sustained reliance on rental housing, while neighborhood occupancy trends sit near national norms, indicating steady leasing conditions without outsized volatility. According to CRE market data from WDSuite, neighborhood factors such as strong school quality and solid amenity access help support retention.
Within a 3-mile radius, households have grown and are projected to expand further, pointing to renter pool expansion and support for occupancy stability. Rising incomes and a rent-to-income profile that suggests manageable affordability pressure in the neighborhood can aid lease management and pricing power for well-maintained properties. Key risks include recent increases in property offenses and some amenity gaps (notably limited cafes and pharmacies), both of which can be managed through targeted operations and resident experience investments.
- 1989 construction provides a competitive edge versus older neighborhood stock, with practical modernization upside
- Elevated local home values reinforce renter reliance on multifamily housing, supporting pricing power
- Household expansion within 3 miles points to a larger tenant base and supports occupancy stability
- Strong school ratings and park/restaurant access aid retention and leasing depth
- Risks: recent property offense uptick and limited cafe/pharmacy options may require operational focus