| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 63rd | Good |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 527 W Duarte Rd, Monrovia, CA, 91016, US |
| Region / Metro | Monrovia |
| Year of Construction | 1986 |
| Units | 32 |
| Transaction Date | 2006-09-13 |
| Transaction Price | $5,000,000 |
| Buyer | GREEN TREE VILLAS LLC |
| Seller | A T CORP |
527 W Duarte Rd, Monrovia CA Multifamily Investment
High-cost ownership dynamics in Monrovia support steady renter demand and leasing resilience, according to WDSuite’s CRE market data. The submarket’s occupancy stability and income depth create a practical backdrop for a 32-unit asset with scale.
Monrovia’s neighborhood rating of B- and Urban Core profile point to established housing stock and a broad commuter base. Neighborhood occupancy is in the low- to mid-90s and tracks around the middle of national performance, supporting leasing consistency without outsized volatility based on CRE market data from WDSuite. Median contract rents in the neighborhood have risen over the last five years, reflecting durable demand fundamentals rather than speculative spikes.
Amenities are mixed: restaurants and groceries are competitive nationally (both in the top quartile), while cafes, parks, and pharmacies are sparse within neighborhood boundaries. For investors, this often favors residents who value proximity to daily needs and regional job centers over hyper-amenitized blocks, which can still translate to stable occupancy and retention when pricing is managed thoughtfully.
The neighborhood shows a relatively high renter concentration (a majority of housing units renter-occupied), signaling depth in the tenant base for multifamily product. Median incomes sit well above national norms, and the neighborhood’s rent-to-income ratio remains manageable, which can support renewal rates and measured rent growth without outsized affordability pressure.
Within a 3-mile radius, demographics show modest population movement recently but an expected increase in households over the next five years, implying smaller average household sizes and a gradually expanding renter pool. For multifamily owners, a rising household count typically supports occupancy stability and broadens the prospect base for larger floor plans and family-oriented layouts.
Vintage context matters: the neighborhood’s average construction year is 1980, while this property was built in 1986. Being moderately newer than nearby stock can enhance competitive positioning versus older inventory, though investors should still plan for selective system updates and common-area modernization to meet current renter expectations.
Home values in the neighborhood are elevated relative to national benchmarks, indicating a high-cost ownership market. That environment generally sustains reliance on multifamily housing and can reinforce tenant retention, provided rent levels remain aligned with local incomes and unit quality.
Neighborhood safety indicators compare favorably in both metro and national contexts. The area ranks in the top quartile among 1,441 Los Angeles-Long Beach-Glendale neighborhoods and is also in the upper tiers nationally, suggesting comparatively lower crime exposure than many peer locations.
Recent trend data also show year-over-year decreases in both violent and property offense rates, according to WDSuite’s CRE market data. While conditions can vary by block and over time, the neighborhood’s positioning — competitive among Los Angeles-area neighborhoods and top quartile nationally — supports an investment case focused on tenant retention and operational stability.
Nearby corporate anchors provide a diversified employment base that supports multifamily renter demand and commute convenience, including Chevron, Edison International, International Paper, Avery Dennison, and Reliance Steel & Aluminum.
- Chevron — energy (4.5 miles)
- Edison International — utilities (6.7 miles) — HQ
- International Paper — packaging (12.6 miles)
- Avery Dennison — materials & labeling (14.2 miles) — HQ
- Reliance Steel & Aluminum — metals distribution (14.9 miles) — HQ
527 W Duarte Rd is a 32-unit, 1986-vintage asset in a high-cost ownership pocket of Monrovia where renter demand is supported by strong incomes and a majority renter-occupied housing mix at the neighborhood level. Being slightly newer than the local average vintage positions the property well against older stock, while larger average unit sizes can appeal to households seeking space. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends sit around the national middle with steady rent growth, pointing to stable cash flow potential when paired with disciplined operations.
Forward-looking demographics within a 3-mile radius indicate an increase in households and a gradually expanding renter pool, which can aid leasing velocity and renewal rates. Elevated home values relative to national benchmarks further reinforce reliance on multifamily housing, supporting pricing power when paired with targeted capital improvements and amenity positioning.
- Neighborhood renter concentration and strong incomes support a deep tenant base and consistent renewals.
- 1986 vintage is newer than nearby average, with potential to outperform older comparables after selective updates.
- Elevated ownership costs in Monrovia sustain multifamily demand and measured pricing power.
- 3-mile household growth outlook supports leasing velocity and occupancy stability over time.
- Risks: sparse neighborhood cafes/parks and potential variability in household growth; underwrite retention and capex accordingly.