| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 40th | Fair |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 833 S Greenwood Ave, Montebello, CA, 90640, US |
| Region / Metro | Montebello |
| Year of Construction | 1978 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
833 S Greenwood Ave Montebello Multifamily Investment
This 27-unit property benefits from exceptional neighborhood-level occupancy at 98.6%, ranking in the top quartile nationally among 1,441 metro neighborhoods according to CRE market data from WDSuite.
The Montebello neighborhood demonstrates strong fundamentals for multifamily property research, with occupancy rates at 98.6% placing it in the top quartile nationally among 1,441 Los Angeles metro neighborhoods. The area maintains a balanced tenure mix with 52.1% renter-occupied units, providing a stable rental demand base while avoiding oversaturation.
Built in 1978, this property represents older vintage stock that may present value-add renovation opportunities for investors focused on capital improvements and modernization. Demographics within a 3-mile radius show household income growth of 46.9% over the past five years, with median household income at $80,177, supporting rental demand stability.
The neighborhood ranks competitively for housing fundamentals, placing in the 83rd national percentile. Contract rents have shown modest growth of 43.5% over five years, with current median rents at $1,656. Grocery access is exceptional with 6.21 stores per square mile, ranking in the 97th national percentile, though other amenities like cafes and parks are limited, which may affect tenant retention strategies.
Looking forward, demographic projections within the 3-mile radius indicate household growth of 35.5% by 2028, with median household income forecast to reach $116,580. This expansion in the renter pool, combined with high neighborhood-level occupancy trends, suggests continued demand for multifamily housing in the area.
Crime metrics show the neighborhood performing at moderate levels compared to the broader Los Angeles metro area. Property crime rates rank 244th among 1,441 metro neighborhoods, placing in the 66th national percentile, indicating above-average safety conditions relative to neighborhoods nationwide.
Violent crime rates are lower, with the neighborhood ranking 427th among metro neighborhoods and achieving the 61st national percentile. While recent year-over-year trends show increases in both property and violent crime rates, these patterns reflect broader regional dynamics rather than localized deterioration. Investors should monitor these trends as part of ongoing property management and tenant retention strategies.
The area benefits from proximity to major corporate employers that support workforce housing demand, including utilities, manufacturing, and technology companies within commuting distance.
- International Paper — manufacturing and industrial (3.9 miles)
- Edison International — utilities and energy (4.4 miles) — HQ
- Coca-Cola Downey — beverage manufacturing (4.5 miles)
- Raytheon Public Safety RTC — defense and aerospace (4.8 miles)
- Chevron — energy and petroleum (7.1 miles)
This 27-unit Montebello property offers exposure to a neighborhood with exceptional occupancy fundamentals, ranking in the top quartile nationally at 98.6%. The 1978 construction year presents value-add renovation opportunities for investors seeking to modernize units and capture rent premiums in a market showing steady demand growth.
Demographics within a 3-mile radius support long-term rental demand, with household income growth of 46.9% over five years and projected household expansion of 35.5% by 2028. The balanced renter-owner tenure split at 52.1% renter-occupied units indicates stable rental demand without oversupply risks, while proximity to major employers like Edison International headquarters provides workforce housing appeal.
- Exceptional neighborhood occupancy at 98.6%, top quartile nationally
- Value-add potential from 1978 vintage with renovation upside
- Strong demographic growth with 35.5% household expansion forecast
- Proximity to major employers including Edison International HQ
- Risk consideration: Limited amenity density may affect tenant retention