| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 14th | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 315 S Bluff Rd, Montebello, CA, 90640, US |
| Region / Metro | Montebello |
| Year of Construction | 1972 |
| Units | 20 |
| Transaction Date | 2019-05-17 |
| Transaction Price | $4,730,000 |
| Buyer | PI PROPERTIES NO 127 LLC |
| Seller | GOLDMAN MARTIN B |
315 S Bluff Rd Montebello Multifamily Investment
Neighborhood fundamentals point to durable renter demand and near-full neighborhood occupancy, according to WDSuite’s CRE market data. Investors can underwrite to stable leasing in an Urban Core pocket of Montebello with pricing power supported by a high-cost ownership market.
Montebello’s Urban Core setting offers everyday convenience with strong grocery and park access relative to national peers, while cafe and pharmacy density is more limited. This mix supports workforce renters seeking practical amenities and short daily commutes, a profile common across Los Angeles-Long Beach-Glendale submarkets.
At the neighborhood level, occupancy is among the top quartile nationally and competitive within the Los Angeles-Long Beach-Glendale metro (ranked 142 out of 1,441 neighborhoods), signaling leasing stability rather than lease-up risk. The neighborhood also has a high renter-occupied share of housing units, indicating a deep tenant base for multifamily operators; these are neighborhood statistics, not property-level performance.
Home values are elevated versus most U.S. neighborhoods, and the value-to-income ratio sits in the upper national percentiles. In high-cost ownership markets like this, rental housing often retains residents longer, which can support pricing power and reduce turnover. That said, rent-to-income metrics indicate some affordability pressure, suggesting asset management should emphasize retention strategies and thoughtful renewal pacing.
Within a 3-mile radius, recent data show modest population softness but rising incomes and smaller average household sizes. Projections indicate households are expected to increase as sizes trend lower, which can expand the renter pool and support occupancy stability. Median rents in the area have trended upward over the last five years and are expected to keep rising, based on CRE market data from WDSuite.
Safety indicators are mixed and should be evaluated in context. The neighborhood’s overall crime standing sits below the metro average (ranked 1,052 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods), placing it below the national median. However, violent offense estimates are around the national middle, while property offense measures track closer to stronger national percentiles. Year-over-year estimates point to some volatility, so investors may wish to confirm recent trends and on-the-ground conditions.
Nearby corporate nodes provide a diversified employment base and commute convenience that can support renter retention and steady leasing. Key employers in the vicinity include Edison International, International Paper, Coca-Cola, Raytheon, and Chevron.
- Edison International — utilities & corporate services (3.6 miles) — HQ
- International Paper — packaging & paper (3.7 miles)
- Coca-Cola Downey — beverage operations (5.1 miles)
- Raytheon Public Safety RTC — technology & communications (5.3 miles)
- Chevron — energy & corporate offices (6.2 miles)
This 20-unit Montebello asset benefits from neighborhood-level occupancy in the top quartile nationally and a high concentration of renter-occupied housing units, supporting durable demand and predictable leasing. Elevated ownership costs across the area reinforce reliance on rental housing, while income growth and smaller household sizes within a 3-mile radius point to a broader tenant base over time. According to CRE market data from WDSuite, area rents have risen over the past five years and are projected to continue advancing, supporting long-term revenue management.
Operationally, investors should plan for affordability-sensitive renewals given higher rent-to-income ratios in the neighborhood, but proximity to diversified employment and above-median occupancy trends provide a solid backdrop for retention and stabilized cash flows.
- Neighborhood occupancy stands among the top quartile nationally, supporting underwriting for stable leasing
- High renter-occupied share indicates a deep tenant base for multifamily demand (neighborhood-level metric)
- Elevated home values in the area reinforce rental reliance and potential pricing power
- Income growth and smaller household sizes within 3 miles expand the renter pool over time
- Risk: Higher rent-to-income levels warrant careful renewal pacing and resident retention focus