| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 67th | Good |
| Amenities | 42nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2750 Piedmont Ave, Montrose, CA, 91020, US |
| Region / Metro | Montrose |
| Year of Construction | 1974 |
| Units | 30 |
| Transaction Date | 2022-12-07 |
| Transaction Price | $14,020,000 |
| Buyer | MARIA MONCHO TRUST |
| Seller | PIEDMONT VILLAS LLC |
2750 Piedmont Ave, Montrose CA — 30-Unit Value-Add Multifamily
Older vintage units in a renter-heavy neighborhood support durable demand and operational upside, according to WDSuite s CRE market data. Expect stable occupancy dynamics with scope for targeted renovations to strengthen competitive positioning.
Situated in Montrose within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B+ and is competitive among Los Angeles neighborhoods (ranked 490 of 1,441). Investors typically see steady renter interest here, with neighborhood-level occupancy around the mid-90s supporting consistent cash flow and lease retention at the sub-neighborhood scale, based on CRE market data from WDSuite.
Local amenity access is mixed: grocery availability is comparatively strong (high national percentile), while cafes, parks, and pharmacies are thinner inside the immediate neighborhood. This pattern points to day-to-day convenience for residents but may limit walkable leisure options, which owners can offset through on-site features and resident programming to aid retention.
The existing stock skews somewhat older than the neighborhood average (property built 1974 versus an early-1980s neighborhood mean). For investors, this typically implies planning for system replacements and interior upgrades that can unlock value-add rent premiums and improve cost efficiency versus older, unrenovated peers.
Tenure patterns also favor multifamily demand: at the neighborhood level, a high share of housing units are renter-occupied, indicating a deep tenant base for leasing and renewals. Within a broader 3-mile radius, demographics show a more ownership-leaning mix alongside high household incomes and rising rents, which together can sustain rental demand even as some households consider ownership alternatives.
Within a 3-mile radius, population has edged down slightly while households are projected to increase and average household size to decline. For investors, that combination usually expands the renter pool and supports occupancy stability as more, smaller households look to multifamily options.
Safety indicators are mixed and should be underwritten thoughtfully. The neighborhood ranks weaker on crime relative to the Los Angeles metro (rank position is in the lower tier among 1,441 neighborhoods), and national comparisons place it below the midpoint overall. Property offenses track near national norms, while violent offenses sit below the national median but warrant monitoring given recent year-over-year increases. Owners can mitigate exposure through standard security measures and resident engagement, and should benchmark incident trends against submarket peers during diligence.
Nearby corporate employment anchors provide diversified white-collar demand and convenient commutes for residents, led by Avery Dennison, Charter Communications, Disney, Radio Disney, and Live Nation Entertainment.
- Avery Dennison — manufacturing & materials (4.0 miles) — HQ
- Charter Communications — telecommunications (6.1 miles)
- Disney — entertainment studios (6.3 miles) — HQ
- Radio Disney — media offices (7.2 miles)
- Live Nation Entertainment — entertainment offices (9.8 miles)
This 30-unit property offers a practical value-add thesis in a renter-heavy Los Angeles neighborhood where occupancy has been resilient and NOI per unit trends are competitive nationally. The 1974 vintage points to foreseeable capital planning for building systems and interiors; executed upgrades can enhance leasing velocity and retention relative to older stock. Elevated home values in the area reinforce reliance on multifamily, supporting pricing power while making lease management and renewal strategy important as rents rise.
Within a 3-mile radius, households are projected to increase even as average household size declines, expanding the renter pool and helping sustain occupancy. At the same time, rent-to-income dynamics indicate some affordability pressure; disciplined renewals, amenity-light upgrades, and expense control should remain central to the underwrite. According to commercial real estate analysis from WDSuite, neighborhood-level income performance is strong versus national benchmarks, aligning with a hold-and-improve strategy rather than a speculative play.
- Renter-heavy neighborhood with historically steady occupancy supports durable cash flow
- 1974 vintage provides clear value-add path via systems upgrades and interior renovations
- Elevated ownership costs in Los Angeles bolster multifamily demand and pricing power
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: below-metro safety standing and affordability pressure require prudent renewals and security controls