| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 66th | Good |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3475 D St, La Verne, CA, 91750, US |
| Region / Metro | La Verne |
| Year of Construction | 1972 |
| Units | 98 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3475 D St La Verne Multifamily Investment
This 98-unit property sits in a top-quartile neighborhood nationally for amenity access and housing fundamentals, with neighborhood-level occupancy at 95.0% and median rents reaching $2,021—both ranking above metro averages according to CRE market data from WDSuite.
3475 D St is located in an inner-suburb neighborhood of La Verne within the Los Angeles-Long Beach-Glendale metro, rated A overall and ranking 95th among 1,441 neighborhoods regionally. Based on multifamily property research, the neighborhood scores in the top quartile nationally for housing fundamentals (81st percentile) and amenities (93rd percentile), with strong access to grocery stores, restaurants, parks, and childcare—factors that support tenant retention and lease renewals. Average school ratings reach 4.5 out of 5, placing the area in the 94th percentile nationally and reinforcing family-oriented demand.
The property was constructed in 1972, making it older than the neighborhood average of 1980. This vintage may present near-term capital expenditure needs but also offers value-add and renovation upside for investors seeking to reposition units and capture rent premiums. Neighborhood-level occupancy stands at 95.0%, ranking above the metro median and reflecting stable absorption despite a slight five-year decline of 2.0 percentage points. Median contract rents of $2,021 rank 514th regionally (top half) and have grown 41.9% over five years, outpacing income growth and suggesting sustained pricing power in a high-cost ownership environment.
Renter-occupied units represent 52.4% of housing tenure in the neighborhood, a share that ranks in the 90th percentile nationally and signals deep multifamily demand. Within a 3-mile radius, demographic statistics show a population of approximately 89,400 with modest growth of 1.4% over the past five years. Household counts within the same radius increased 6.4% historically and are forecast to expand by an additional 34.9% through 2028, translating to a significantly larger renter pool entering the market. Median household income in the 3-mile area is $100,324, up 25.5% over five years, and projected to reach $122,285 by 2028—a 21.9% gain that supports occupancy stability and lease retention.
Elevated home values—median $667,324 in the neighborhood, ranking in the 92nd percentile nationally—limit accessibility to ownership and sustain reliance on rental housing. The high value-to-income ratio (7.8, 95th percentile nationally) reinforces this dynamic, contributing to consistent multifamily demand. Rent-to-income ratios of 0.28 rank in the 8th percentile nationally, indicating affordability pressure that warrants careful lease management and renewal strategy. Forward-looking trends show median rents in the 3-mile radius forecast to climb 38.0% to $2,545 by 2028, while renter-occupied units are projected to grow by 39.2%, underscoring the depth and durability of the tenant base.
Safety metrics for this neighborhood reflect mixed signals that merit investor attention. Violent crime rates stand at approximately 44.8 incidents per 100,000 residents, ranking 731st among 1,441 metro neighborhoods and placing the area near the regional median (45th percentile nationally). Violent offenses increased 23.6% year-over-year, a trend ranking in the 35th percentile nationally, indicating upward pressure relative to other neighborhoods.
Property crime shows greater divergence: the estimated rate of 1,144 incidents per 100,000 residents ranks 1,160th regionally (20th percentile nationally), suggesting higher property offense activity compared to many peer neighborhoods. Year-over-year property crime increased sharply, ranking in the bottom percentile nationally for rate of change. These trends warrant consideration in underwriting, particularly for insurance costs, tenant perception, and retention planning. Investors should evaluate crime data in context with the neighborhood's strong occupancy, amenity access, and rent growth, balancing risk factors against fundamental demand drivers.
The property benefits from proximity to a diversified corporate employment base anchored by logistics, energy, and manufacturing offices that support workforce housing demand and commute convenience. Key employers within a 15-mile radius include:
- Ryder Vehicle Sales — logistics and fleet services (6.6 miles)
- Waste Management — environmental services (8.8 miles)
- Mckesson Medical Surgical — healthcare distribution (11.6 miles)
- General Mills — consumer goods manufacturing (14.7 miles)
- Chevron — energy sector offices (15.3 miles)
This 98-unit multifamily asset presents a compelling opportunity for investors seeking stable cash flow and value-add upside in a supply-constrained Los Angeles submarket. The property is located in an A-rated neighborhood ranking in the top 7% regionally, with occupancy at 95.0%—above metro medians—and median rents of $2,021 that have grown 41.9% over five years. The neighborhood's 52.4% renter tenure share (90th percentile nationally) and elevated home values (median $667,324) create structural demand for rental housing that is forecast to intensify as renter households in the 3-mile radius are projected to grow 39.2% through 2028.
The 1972 vintage offers near-term renovation opportunity to capture rent premiums and reposition units in a market where forward median rents are forecast to reach $2,545 by 2028—a 38.0% increase. Rising household incomes (projected to reach $122,285 by 2028, up 21.9%) support lease renewals and rent escalation, while top-quartile amenity access (93rd percentile nationally) and strong school ratings (4.5 out of 5, 94th percentile) reinforce tenant retention among families and working professionals.
Proximity to major employers including Ryder, Waste Management, McKesson, General Mills, and Chevron within 15 miles anchors workforce housing demand and commute accessibility. While property crime trends warrant underwriting attention and may influence insurance and security costs, the neighborhood's fundamentals—high occupancy, sustained rent growth, and projected household formation—position the asset for durable income generation and capital appreciation in a high-barrier-to-entry coastal market.