| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 22nd | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1017 S Bluff Rd, Montebello, CA, 90640, US |
| Region / Metro | Montebello |
| Year of Construction | 1977 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1017 S Bluff Rd Montebello Multifamily Investment
High renter concentration in the neighborhood and a high-cost ownership market point to durable tenant demand, according to WDSuite’s CRE market data. Positioning and asset management will matter, but the location’s everyday amenities support occupancy stability.
Located in an inner-suburban pocket of Los Angeles County, the neighborhood carries a C+ rating and sits below the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods. Investors should view performance as steady rather than standout, with demand supported by a deep renter base and convenient local services.
Amenity access is a relative strength: cafes and restaurants are abundant (nationally top quartile), and grocery options are similarly strong, which can aid leasing and retention for a 28-unit asset. Park access trends favorably as well. By contrast, limited childcare and pharmacy presence suggests residents may rely on nearby submarkets for certain services—more of an operational consideration than a structural impediment.
Renter-occupied housing is elevated at the neighborhood level, indicating a sizeable tenant pool and reinforcing multifamily demand. Neighborhood occupancy has been stable, which, paired with everyday convenience retail, supports predictable leasing. Median home values are elevated for the region, and a high value-to-income environment reinforces reliance on rentals rather than ownership—supportive of pricing power when units are well-maintained and appropriately finished.
Within a 3-mile radius, demographics show modest recent population softness but a projected uptick in total households alongside a smaller average household size. For investors, that combination points to a slowly expanding tenant base and potential demand for smaller floor plans over time. Income measures have risen and are forecast to continue improving, which can underpin rent growth while keeping an eye on rent-to-income levels for lease management.
Vintage context: the property was built in 1977, newer than the neighborhood’s average construction year. That positioning generally improves competitiveness versus older stock, though investors should plan for aging systems and selective modernization to capture value-add upside and support rent objectives.
Safety metrics are mixed and should be evaluated comparatively. The neighborhood ranks 1,015 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods on overall crime, indicating conditions below the metro average. Nationally, indicators sit around the middle of the pack, with violent and property offense prevalence in the moderate range versus neighborhoods nationwide.
Recent year-over-year data show an uptick in reported property offenses locally; trend monitoring and standard security measures (lighting, access control, resident communication) remain prudent. Investors should underwrite to neighborhood-level patterns rather than block-level assumptions and revisit traction quarterly as part of routine asset management.
Nearby employment is diversified across manufacturing, beverages, public safety/defense, utilities, and auto parts distribution—supporting workforce housing demand and commute convenience for residents.
- International Paper — packaging & manufacturing (3.3 miles)
- Coca-Cola Downey — beverages (4.1 miles)
- Raytheon Public Safety RTC — defense & public safety (4.4 miles)
- Edison International — utilities (4.7 miles) — HQ
- LKQ — auto parts distribution (6.9 miles)
This 28-unit, 1977-vintage asset sits in a renter-heavy Los Angeles County neighborhood where elevated ownership costs reinforce reliance on multifamily. Amenity access is a strength—strong coverage of cafes, restaurants, and groceries—helping sustain day-to-day livability and supporting retention. According to CRE market data from WDSuite, neighborhood occupancy has remained solid, and the renter concentration provides depth to the tenant base, though investors should plan for selective upgrades to compete effectively with newer inventory.
Forward-looking demand is helped by a projected increase in households within a 3-mile radius alongside smaller household sizes—conditions that can favor smaller unit mixes and consistent leasing. Income trends are improving, which can support rent growth, though prudent lease management is warranted given safety variability and service gaps (notably childcare/pharmacy) that may matter for family renters.
- Renter-heavy neighborhood and elevated ownership costs support sustained multifamily demand and leasing depth.
- Amenity-rich location (food, cafes, groceries) enhances tenant convenience and retention potential.
- 1977 vintage offers value-add and systems modernization opportunities to strengthen competitive positioning.
- Demographic outlook shows household growth within 3 miles, supporting occupancy stability over time.
- Risks: below-metro safety ranking and limited childcare/pharmacy access; underwrite security and service trade-offs.