| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 52nd | Fair |
| Amenities | 49th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 528 N Taylor Ave, Montebello, CA, 90640, US |
| Region / Metro | Montebello |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
528 N Taylor Ave Montebello Multifamily Investment
This 40-unit property built in 1972 sits in a neighborhood with 95.7% occupancy and strong rental demand, according to CRE market data from WDSuite.
This Montebello neighborhood demonstrates solid fundamentals for multifamily investors, with neighborhood-level occupancy at 95.7% and 69% of housing units occupied by renters. The area ranks in the top quartile nationally for rental tenure share among 1,441 metro neighborhoods, indicating sustained rental demand. Median household income of $84,455 has grown 35.2% over five years, supporting tenant retention and lease renewals.
Demographics within a 3-mile radius show a stable renter base with 172,107 residents and average household size of 3.4. Population projections indicate modest household growth through 2028, with median household income forecast to reach $111,639, representing 41% growth. The rent-to-income ratio of 0.25 suggests manageable affordability for tenants, though investors should monitor renewal rates given elevated home values of $706,502 that reinforce rental demand by keeping ownership costs high.
The property's 1972 construction year aligns with the neighborhood average, presenting potential value-add opportunities through targeted renovations and unit improvements. Local amenities include strong grocery store density at 7.86 stores per square mile, ranking in the 98th percentile nationally, which supports tenant convenience and retention. Restaurant density also ranks in the 99th percentile nationally, enhancing neighborhood appeal for renters.
Safety metrics show mixed trends that warrant monitoring. The neighborhood ranks 650th among 1,441 metro neighborhoods for overall crime, placing it slightly above the metro median. Violent crime rates are relatively low at 3.4 incidents per 100,000 residents, ranking in the 87th percentile nationally. However, property crime rates have increased significantly over the past year, though this may reflect reporting changes rather than underlying trends.
Investors should consider these safety dynamics when evaluating tenant retention and lease-up velocity, while noting that the area maintains competitive crime statistics relative to the broader Los Angeles metro region.
The property benefits from proximity to major corporate employers that support workforce housing demand, including Edison International's headquarters and several Fortune 500 operations within commuting distance.
- Edison International — utility services (3.0 miles) — HQ
- International Paper — manufacturing (4.8 miles)
- Chevron — energy (5.9 miles)
- Coca-Cola Downey — beverage operations (6.0 miles)
- Raytheon Public Safety RTC — defense & aerospace (6.3 miles)
This 40-unit property presents a stable cash flow opportunity in a neighborhood with demonstrated rental demand fundamentals. Occupancy rates of 95.7% exceed many metro averages, while the 69% rental tenure share ranks in the top quartile nationally, indicating sustained demand from a stable renter base. The 1972 construction year offers value-add potential through strategic renovations and unit improvements to capture rent premiums.
Commercial real estate analysis shows household income growth of 35.2% over five years supports tenant retention, while forecast income growth to $111,639 by 2028 suggests continued rent growth potential. Proximity to major employers including Edison International's headquarters provides workforce housing demand, though investors should monitor property crime trends and budget for potential capital improvements given the property's vintage.
- Strong occupancy fundamentals with 95.7% neighborhood rate and top-quartile rental demand
- Household income growth of 35.2% over five years supports rent growth potential
- Value-add opportunities through renovations given 1972 construction vintage
- Proximity to major employers including Edison International headquarters
- Risk considerations include property crime trends and potential capital expenditure needs