| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 22nd | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1033 S Bluff Rd, Montebello, CA, 90640, US |
| Region / Metro | Montebello |
| Year of Construction | 1977 |
| Units | 32 |
| Transaction Date | 2001-04-17 |
| Transaction Price | $1,800,000 |
| Buyer | JAGANNATHAN RAMASWAMY |
| Seller | MONTEBELLO BLUFFS APARTMENTS |
1033 S Bluff Rd Montebello Multifamily Investment
Renter-occupied share in the surrounding neighborhood is high, supporting a deeper tenant base and steadier leasing, according to WDSuite’s CRE market data. The property’s 32 units position it to capture this demand within an inner-suburban Los Angeles setting.
Located in Montebello’s inner-suburban context, the neighborhood offers everyday convenience with strong amenity access. Restaurant and cafe density ranks in the top decile nationally, and grocery availability is similarly strong, helping support resident satisfaction and lease retention. These amenity strengths are competitive among Los Angeles-Long Beach-Glendale neighborhoods and compare favorably to many national peers based on commercial real estate analysis from WDSuite.
Multifamily fundamentals are supported by a sizable renter base: the neighborhood’s share of renter-occupied housing units sits in the top quartile nationally, indicating depth of demand for apartments. Neighborhood occupancy is above the national median, which can help stabilize cash flows through cycles, though it trails the metro median, suggesting competition remains active within the Los Angeles area.
The asset was built in 1977, newer than the local average vintage of 1967. That positioning can be competitive against older stock while still leaving room for targeted modernization of systems and common areas to support rent positioning and reduce near-term capital surprises.
Within a 3-mile radius, population dipped modestly over the last five years but is projected to edge higher, while household counts are expected to rise and average household size to trend lower. This points to a gradual expansion of the renter pool over the medium term, supporting occupancy stability and absorption. School ratings trend below national norms, which may be less material for core workforce renters but is worth underwriting for tenant mix and marketing.
Ownership costs in the neighborhood are elevated relative to income levels (top decile nationally), reinforcing renter reliance on multifamily housing and potentially supporting pricing power. At the same time, neighborhood rent-to-income sits on the low end nationally, which can reduce affordability pressure and aid lease retention.
Safety indicators are mixed compared with regional and national benchmarks. Overall, the neighborhood scores below the national median for safety, and it also trends below the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods. However, estimated violent and property offense levels sit modestly above national medians, suggesting conditions are not uniformly weak.
Recent year-over-year data show an uptick in estimated property incidents locally. Investors should underwrite to current conditions, monitor trends, and consider standard security measures and lighting upgrades common to urban infill assets rather than assuming block-level outcomes.
Nearby employers provide a diversified employment base that supports workforce housing demand and commute convenience for residents. Key names within roughly a 3–5 mile radius include International Paper, Coca-Cola Downey, Raytheon Public Safety RTC, and Edison International.
- International Paper — paper & packaging offices (3.3 miles)
- Coca-Cola Downey — beverage operations (4.0 miles)
- Raytheon Public Safety RTC — defense & technology offices (4.3 miles)
- Edison International — utilities & energy (4.7 miles) — HQ
- LKQ — automotive parts (6.9 miles)
Positioned in an inner-suburban pocket of Los Angeles County, 1033 S Bluff Rd benefits from strong neighborhood amenities, a large renter-occupied housing base, and ownership costs that are high relative to incomes—factors that tend to sustain rental demand. According to CRE market data from WDSuite, neighborhood occupancy sits above the national median and the renter share is among the strongest nationally, supporting depth of tenant demand and lease-up resilience.
Built in 1977, the property is newer than the area’s average vintage, creating room for targeted value-add: system updates, curb appeal, and common-area improvements can further differentiate against older local stock. Within a 3-mile radius, households are expected to increase even as average household size trends lower, implying a gradual expansion of the renter pool that can support occupancy stability over time. Key risks to underwrite include variable safety readings, weaker school ratings, and sustained competition across the Los Angeles metro.
- Large renter-occupied base supports demand depth and retention
- Amenity-rich location with strong food and grocery access
- 1977 vintage offers value-add through targeted modernization
- High-cost ownership market reinforces reliance on rentals
- Risks: mixed safety metrics, weaker school ratings, and active metro competition