| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 52nd | Fair |
| Amenities | 49th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 641 Howard Ave, Montebello, CA, 90640, US |
| Region / Metro | Montebello |
| Year of Construction | 1972 |
| Units | 44 |
| Transaction Date | 2000-08-25 |
| Transaction Price | $2,550,000 |
| Buyer | SIROTT STANLEY A |
| Seller | WONG JUDY A |
641 Howard Ave Montebello Multifamily Investment
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, positioning this Montebello asset for stable operations with measured upside. High ownership costs in Los Angeles County further support renter reliance in the submarket.
Located in Montebello’s Urban Core, the neighborhood earns a B rating and sits around the metro median (rank 686 of 1,441), signaling broadly balanced fundamentals for a workforce-oriented multifamily strategy. Neighborhood occupancy is about 95.7% (75th percentile nationally), indicating generally steady leasing conditions relative to many U.S. areas.
Local livability skews practical: groceries and pharmacies are dense (both ~98th percentile nationally), and restaurants are abundant (99th percentile), while cafes and parks are comparatively scarce. For investors, this mix supports daily convenience and service-oriented employment nearby, even if lifestyle amenities are more limited than in premier LA districts.
Renter concentration in the neighborhood is high at roughly 69% of housing units being renter-occupied (top national tier), reinforcing depth of the tenant base and supporting occupancy stability for multifamily assets. Median contract rents benchmark in the upper national percentiles, and the rent-to-income ratio trends near 0.25, suggesting manageable affordability pressure that can aid resident retention and reduce turnover risk.
Within a 3-mile radius, population has edged down modestly over the past five years, but households are projected to increase as average household size declines. For investors, that points to a stable-to-growing renter pool via more, smaller households entering the market, which can sustain demand for well-managed units. Elevated home values relative to incomes (high national percentile) characterize a high-cost ownership market, which tends to sustain rental demand and supports pricing power when paired with disciplined operations and thoughtful commercial real estate analysis from WDSuite.
Safety indicators compare favorably overall: the neighborhood ranks above the metro median for crime (650 of 1,441) and trends in the higher national percentiles for safety. Violent-offense rates benchmark in the safer quartile nationally and have improved year over year, which supports leasing stability and resident retention.
Property-offense measures, however, show recent volatility with a sharp estimated year-over-year increase. Investors should factor this into risk management—considering lighting, surveillance, and coordinated property operations—while monitoring city and precinct-level trends over subsequent periods to confirm direction.
The area is supported by diversified employers within a short drive, underpinning renter demand through commute convenience and stable payrolls. Nearby anchors include Edison International, International Paper, Chevron, Coca-Cola Downey, and Raytheon Public Safety RTC.
- Edison International — utilities (2.8 miles) — HQ
- International Paper — paper & packaging (4.9 miles)
- Chevron — energy offices (5.7 miles)
- Coca-Cola Downey — beverage operations (6.1 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (6.4 miles)
641 Howard Ave is a 44-unit, 1972-vintage asset in a Montebello neighborhood with solid renter fundamentals. Neighborhood occupancy hovers in the mid-90s and renter concentration is high, supporting a durable tenant base. Elevated ownership costs across Los Angeles County—paired with upper-percentile neighborhood rent levels—suggest ongoing reliance on rental housing and steady demand for well-maintained units. Based on CRE market data from WDSuite, these dynamics compare favorably against many U.S. submarkets, while remaining competitively positioned within the Los Angeles metro.
The 1972 vintage points to typical capital planning for systems and interiors; targeted renovations can enhance competitiveness relative to older stock nearby and help capture incremental rent. Demographics within a 3-mile radius show declining average household size and an expected increase in household counts, which can translate to a broader renter pool and support occupancy stability with disciplined operations.
- Stable neighborhood occupancy and deep renter base support consistent leasing
- High-cost ownership market reinforces demand for rental housing and pricing power
- 1972 vintage offers value-add potential through targeted unit and systems upgrades
- Household expansion within 3 miles points to a larger renter pool over time
- Risks: recent property-offense volatility, modest population softness, and ongoing capex needs typical of 1970s assets