| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 22nd | Poor |
| Amenities | 62nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1405 S Greenwood Ave, Montebello, CA, 90640, US |
| Region / Metro | Montebello |
| Year of Construction | 1973 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1405 S Greenwood Ave Montebello Multifamily Investment
In an inner-suburban pocket of Los Angeles County, neighborhood occupancy sits in the mid‑90s, supporting consistent leasing, according to WDSuite’s CRE market data.
Montebello’s inner-suburban setting offers everyday convenience with a strong amenities mix. Cafes, groceries, parks, and restaurants are plentiful by national standards, with cafes and restaurants ranking in the upper tail nationwide and parks access well above average. These location fundamentals help sustain renter demand and day-to-day livability for residents.
The area’s housing stock skews older, with neighborhood construction averaging late‑1960s. The subject property’s 1973 vintage is slightly newer, which can be competitive versus nearby 1950s–1960s product; investors should still underwrite aging systems and targeted modernization to meet current renter expectations.
Renter-occupied share is elevated at roughly two-thirds of housing units in the neighborhood, indicating a deep tenant base and steady multifamily demand. At the same time, the neighborhood occupancy rate trends above the national median, which supports leasing stability, based on CRE market data from WDSuite.
Within a 3‑mile radius, demographics show modest population contraction over the last five years alongside smaller average household sizes. Forward-looking estimates indicate households are expected to increase even as population edges lower, which points to more, smaller households and potential renter pool expansion. Income levels in the 3‑mile area are projected to rise, strengthening purchasing power and supporting rent collections and retention.
Ownership costs are high relative to incomes in the neighborhood (home values sit in upper national percentiles), which tends to reinforce reliance on rental housing and can support pricing power when managed thoughtfully. Rent-to-income levels are moderate locally, so operators should balance renewals and new-lease trade‑outs to mitigate affordability pressure.
Service coverage is mixed: everyday retail and food access are strong, while certain services such as pharmacies and childcare are thinner locally. School quality indicators trail metro norms, which is a consideration for family‑oriented leasing strategies but is less determinative for typical workforce renter segments in this submarket.
Safety indicators in the neighborhood track slightly below national medians overall, with the area ranking below the middle of the pack among 1,441 Los Angeles metro neighborhoods. Recent data show property offenses have been volatile with a notable uptick year over year, while violent‑offense levels sit closer to national mid‑to‑upper ranges. For investors, this suggests underwriting for prudent security measures and resident communications, and monitoring trend direction rather than any single data point.
Compared with peer inner‑suburban districts, the mix of offenses and recent movement emphasizes the importance of operational practices (lighting, access control, and partnerships with local public safety) to support resident experience and retention.
Nearby employment spans manufacturing, beverage bottling, public safety/technology, utilities, and auto parts distribution—providing a diverse commuter base that can support renter demand and retention at workforce price points.
- International Paper — paper & packaging (3.6 miles)
- Coca-Cola Downey — beverage bottling (3.7 miles)
- Raytheon Public Safety RTC — public safety/technology (4.1 miles)
- Edison International — utility holding company (5.3 miles) — HQ
- LKQ — auto parts distribution (7.1 miles)
This 40‑unit, 1973 vintage asset benefits from a renter‑heavy neighborhood, above‑median occupancy at the neighborhood level, and strong daily‑needs amenities that support leasing durability. Elevated home values in the area point to a high‑cost ownership market, which typically sustains rental demand and can aid pricing power with thoughtful lease management. According to commercial real estate analysis from WDSuite, the surrounding 3‑mile area shows rising incomes and a shift toward smaller households—factors that can broaden the renter base even as population trends are flat to slightly negative.
Capex planning should account for age‑related systems and selective renovations to stay competitive versus older nearby stock. Operators should also watch safety trendlines and local school perceptions when tailoring marketing and resident services, while leveraging proximity to diversified employers to drive leasing and retention.
- Renter‑oriented neighborhood with above‑median occupancy supports stable leasing
- High ownership costs reinforce multifamily demand and potential pricing power
- 1973 vintage offers value‑add through targeted system upgrades and unit refreshes
- 3‑mile incomes are projected to grow, expanding effective renter spending power
- Risks: safety volatility, weaker school ratings, and affordability pressure require active management