| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 40th | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 624 N Taylor Ave, Montebello, CA, 90640, US |
| Region / Metro | Montebello |
| Year of Construction | 1972 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
624 N Taylor Ave, Montebello CA Multifamily Investment
Neighborhood fundamentals point to resilient renter demand and high occupancy stability, according to WDSuite’s CRE market data. A balanced renter concentration and an ownership market with elevated values support leasing durability for a 44-unit asset.
Montebello’s urban-core setting offers everyday conveniences with especially strong grocery access; the neighborhood ranks among the highest nationally for grocery stores per square mile (97th percentile), while on-site cafes, parks, and pharmacies are limited within the neighborhood footprint. Average school ratings trend slightly above national norms (3.0 out of 5, 61st percentile), which can support family-oriented renter retention relative to nearby options.
For multifamily investors, occupancy in the neighborhood is a clear strength: it ranks 169 out of 1,441 Los Angeles metro neighborhoods, placing it in the top quartile locally. This suggests durable leasing conditions compared with many parts of the region. Renter-occupied housing represents a meaningful share of units (around half), and its rank indicates it is competitive among Los Angeles-Long Beach-Glendale, CA neighborhoods, implying a deep tenant base for mid-size assets.
The local housing market skews high-cost relative to incomes (national 85th percentile on value-to-income), which typically reinforces reliance on rental housing and can support pricing power and lease retention. Median contract rents sit in the upper national percentiles while rent-to-income levels in the neighborhood data indicate manageable affordability pressure, a favorable backdrop for steady collections and moderated turnover management.
Demographic metrics are aggregated within a 3-mile radius and show modest population contraction over the last five years, yet household counts are projected to increase as average household size trends lower. For investors, that mix can translate to a larger number of renter households entering the market even if overall population growth is subdued, supporting occupancy and leasing velocity.
Vintage context: the property was built in 1972, while the neighborhood’s average construction year trends newer. Older vintage positioning may warrant targeted capital plans and selective renovations, with potential to capture value-add upside against newer competitive stock.
Safety indicators are mixed when viewed through metro and national lenses. Within the Los Angeles metro, the neighborhood’s overall crime rank sits above the median, which is comparatively favorable among 1,441 neighborhoods. Nationally, composite crime readings trend closer to mid-pack, while violent and property offense measures land in higher national percentiles (safer relative to many U.S. neighborhoods). Recent year-over-year changes show some uptick in estimated offense rates, so investors should underwrite to current conditions and monitor trend direction.
Proximity to diversified employers supports commute convenience and a stable renter pool, including corporate offices in utilities, packaging, beverages, aerospace/public safety, and energy that draw a broad workforce relevant to workforce housing demand.
- Edison International — utilities (4.1 miles) — HQ
- International Paper — packaging & paper products (4.1 miles)
- Coca-Cola Downey — beverages (4.8 miles)
- Raytheon Public Safety RTC — defense & public safety (5.2 miles)
- Chevron — energy offices (6.9 miles)
624 N Taylor Ave offers investors exposure to a submarket with strong occupancy stability and a balanced renter base. The neighborhood ranks in the top quartile for occupancy among 1,441 Los Angeles metro neighborhoods, supporting steady cash flow potential and reduced vacancy downtime. High-cost ownership dynamics relative to incomes strengthen the case for sustained rental demand and pricing resilience. The 1972 vintage is older than nearby stock, creating a clear value-add angle through strategic renovations and systems modernization.
According to CRE market data from WDSuite, local grocery access is a relative strength while parks and cafes inside the neighborhood footprint are limited, shaping amenity-driven positioning. Demographic data within a 3-mile radius indicates smaller household sizes and a projected increase in households even as population trends soften—conditions that can expand the renter pool and support occupancy management.
- Top-quartile neighborhood occupancy in the Los Angeles metro supports leasing stability
- High-cost ownership market reinforces renter reliance and potential pricing power
- 1972 vintage offers value-add/modernization upside versus newer competitive stock
- 3-mile data shows rising household counts with smaller household sizes, expanding the tenant base
- Risks: older systems capex, limited neighborhood amenities beyond groceries, and mixed crime trends warrant underwriting discipline