| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 40th | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1119 W Los Angeles Ave, Montebello, CA, 90640, US |
| Region / Metro | Montebello |
| Year of Construction | 1977 |
| Units | 20 |
| Transaction Date | 2018-05-31 |
| Transaction Price | $4,920,000 |
| Buyer | TAO HENRY M |
| Seller | BHATIA NARAIN M |
1119 W Los Angeles Ave Montebello Multifamily Investment
Neighborhood occupancy remains strong and renter demand is durable, with stability supported by a majority share of renter-occupied housing units in the immediate area, according to WDSuite’s CRE market data. Focus for investors centers on steady lease-up dynamics rather than outsized growth, as fundamentals in this Los Angeles County urban core submarket favor long-term hold discipline.
Located in Montebello within Los Angeles County’s urban core, the property benefits from neighborhood fundamentals that emphasize renter demand and occupancy stability. The neighborhood occupancy rate is high relative to national benchmarks, and the share of renter-occupied units (renter concentration) signals a deep tenant base for small and midsize multifamily assets.
Local amenities skew practical: grocery access is strong (high national percentile), while cafes, parks, and pharmacies are more limited within the immediate neighborhood footprint. Restaurant density is competitive among Los Angeles-Long Beach-Glendale metro neighborhoods. Average school ratings sit slightly above national medians (about 3.0/5), offering a balanced family-livability profile without being a primary rent driver.
Home values are elevated versus incomes (high national percentile on value-to-income), a typical pattern in Los Angeles County that tends to reinforce reliance on rental housing and support lease retention. Rent levels also sit in a higher national percentile, so operators should manage affordability pressure carefully to sustain occupancy and limit turnover.
Demographic statistics are aggregated within a 3-mile radius: recent years show modest population contraction, but forecasts indicate a notable increase in total households alongside smaller average household sizes. For investors, this points to a stable-to-expanding renter pool over time, which can support occupancy and broaden the target tenant base even as overall population trends remain mixed.
The property s 1977 vintage is older than the neighborhood s average construction year. That age profile suggests potential value-add and system modernization opportunities to enhance competitive positioning against newer stock, with corresponding capital planning considerations.
Safety indicators are mixed when viewed against national benchmarks. Overall crime sits below the national median (lower national percentile), while violent and property offense rates trend in stronger percentiles nationally. Recent one-year changes show upticks, so investors should underwrite with prudent assumptions around security measures and insurance costs, and monitor city and neighborhood trends over time rather than block-level snapshots.
Nearby employers provide a diversified employment base and commute convenience that supports renter demand and retention, including Edison International, International Paper, Coca-Cola, Raytheon Public Safety RTC, and Chevron.
- Edison International — utilities (3.7 miles) — HQ
- International Paper — paper & packaging (4.2 miles)
- Coca-Cola Downey — beverage operations (5.2 miles)
- Raytheon Public Safety RTC — defense & communications (5.5 miles)
- Chevron — energy offices (6.4 miles)
1119 W Los Angeles Ave is a 20-unit multifamily asset in Montebello with neighborhood occupancy that benchmarks strongly at the national level. Renter concentration in the area provides a broad tenant base, while elevated ownership costs in Los Angeles County help sustain rental reliance and support lease retention. According to CRE market data from WDSuite, neighborhood rents and value-to-income measures trend in higher national percentiles, reinforcing pricing power when paired with disciplined affordability and renewal strategies.
Built in 1977, the property presents value-add potential through interior updates and systems modernization to compete against newer stock. Within a 3-mile radius, household growth is projected to outpace population changes as average household sizes decline, pointing to a steady or expanding renter pool that can support occupancy stability over a long-term hold, with prudent underwriting for amenity gaps and safety trend variability.
- High neighborhood occupancy and strong renter concentration support leasing stability
- Elevated ownership costs reinforce renter reliance, aiding renewal and pricing power
- 1977 vintage offers value-add upside via renovations and system upgrades
- 3-mile household growth with smaller household sizes expands the renter pool
- Risks: amenity gaps and variable safety trends warrant conservative expense and retention planning