| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 66th | Good |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2552 Foothill Blvd, La Verne, CA, 91750, US |
| Region / Metro | La Verne |
| Year of Construction | 2011 |
| Units | 101 |
| Transaction Date | 2015-08-18 |
| Transaction Price | $25,250,000 |
| Buyer | VPM Magnolia Courts LV LP |
| Seller | --- |
2600 Foothill Blvd, La Verne — 2011 Multifamily
Neighborhood fundamentals point to steady renter demand and solid occupancy at the area level, according to WDSuite’s CRE market data. Positioning near daily amenities and schools supports leasing durability for a 100+ unit asset.
Located in an inner-suburban pocket of the Los Angeles-Long Beach-Glendale metro, the neighborhood scores competitive for amenity access relative to 1,441 metro neighborhoods and sits in the top quartile nationally for cafes, groceries, parks, and restaurants. This concentration of daily needs within close reach tends to support leasing velocity and retention for multifamily properties.
School options in the surrounding area rate in the top quartile nationally, a family-friendly signal that can widen the renter profile and help reduce turnover. At the neighborhood level, occupancy has been above the national midpoint in recent years, which typically underpins revenue stability for well-managed assets.
The housing stock skews newer than many parts of the metro; with a 2011 construction year, this asset competes favorably against older inventory from the 1980s. Newer-vintage properties often command operational efficiencies and require more modest near-term capital than older stock, though investors should still plan for normal modernization over the hold.
Renter concentration at the neighborhood level is around half of housing units being renter-occupied, indicating a deep tenant base while still drawing from nearby homeowners. Within a 3-mile radius, modest population growth alongside an increase in households strengthens the renter pool; forecasts to 2028 indicate further household gains, which generally supports occupancy stability and pricing power.
Home values are elevated versus national norms, and value-to-income ratios are high for the neighborhood. In a high-cost ownership market, multifamily communities often capture households for whom renting remains the more accessible option, reinforcing rental demand and aiding lease retention.
Relative to other neighborhoods in the Los Angeles-Long Beach-Glendale metro (1,441 total), this area ranks below the metro median for safety, with property-crime measures tracking in lower national percentiles and violent-crime indicators closer to the national mid-range. For investors, this suggests paying attention to on-site security, lighting, and property management practices to support resident satisfaction and retention.
Nearby employers span transportation, waste services, healthcare distribution, food manufacturing, energy, and utilities, supporting a broad commuter base that can sustain renter demand. Notable names include Ryder Vehicle Sales, Waste Management, McKesson Medical Surgical, General Mills, and Edison International.
- Ryder Vehicle Sales — transportation services (6.3 miles)
- Waste Management — waste services (8.4 miles)
- Mckesson Medical Surgical — healthcare distribution (11.3 miles)
- General Mills — food manufacturing (14.1 miles)
- United Technologies — diversified industrial offices (14.9 miles)
- Chevron — energy offices (15.8 miles)
- Edison International — utilities (18.9 miles) — HQ
- International Paper — packaging & paper (21.0 miles)
- LKQ — automotive parts (21.3 miles)
- Kinder Morgan — energy infrastructure (22.5 miles)
This 2011, 101-unit asset benefits from strong neighborhood livability—top-tier amenity access and well-rated schools—alongside above-midpoint occupancy at the neighborhood level. According to CRE market data from WDSuite, the area’s elevated home values and high value-to-income ratios help sustain a reliable renter base, while a renter-occupied share around half of units supports demand depth for multifamily.
Within a 3-mile radius, recent population growth and an increase in households expand the tenant pool, with forecasts pointing to further household gains by 2028. Relative to older 1980s-vintage stock common in parts of the metro, the property’s newer construction positions it competitively, though prudent capital planning for ongoing modernization and lease management remains important.
- Amenity- and school-rich location that supports leasing velocity and retention.
- High-cost ownership market reinforces rental demand and pricing power potential.
- Newer 2011 vintage offers competitive positioning versus older metro stock.
- Expanding 3-mile household base and steady neighborhood occupancy support income durability.
- Risk: below-metro safety rankings suggest continued focus on security and resident experience.