| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 30th | Poor |
| Amenities | 92nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9021 Beverly Rd, Pico Rivera, CA, 90660, US |
| Region / Metro | Pico Rivera |
| Year of Construction | 1986 |
| Units | 46 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9021 Beverly Rd Pico Rivera Multifamily Investment
Neighborhood occupancy is holding in the upper-90s with roughly two-fifths of units renter-occupied, according to WDSuite’s CRE market data. This points to a sizable tenant base and generally stable leasing conditions for a well-managed asset.
This Urban Core pocket of Pico Rivera is competitive among the 1,441 Los Angeles-Long Beach-Glendale neighborhoods, with a B+ neighborhood rating and amenities that skew strong for daily needs. Parks, groceries, restaurants, and pharmacies are available at densities that place the area in the top quartile nationally, supporting resident convenience and retention.
For investors, the neighborhood’s occupancy is above metro median and in the top quintile nationally, signaling steady renter demand rather than frequent turnover. While the share of housing units that are renter-occupied sits below half, it is meaningful enough to support multifamily absorption without overreliance on constant lease-up activity. Based on commercial real estate analysis from WDSuite, local rents have grown over the past five years, consistent with broad Los Angeles trends.
Home values in the surrounding area are elevated relative to national peers, and the value-to-income ratio ranks among the highest nationally. That high-cost ownership backdrop tends to reinforce reliance on multifamily housing, which can support pricing power; however, it also raises affordability pressure, a factor for lease management and renewals.
The property’s 1986 vintage is newer than the neighborhood average construction year, providing a competitive edge versus older local stock while still warranting targeted capital planning for aging systems or selective modernization to defend rents.
Demographics aggregated within a 3-mile radius indicate recent population softness but a projected return to modest growth alongside a notable increase in households and smaller average household size over the next five years. A rising household count with slightly smaller households typically expands the renter pool and supports occupancy stability for well-located assets.
Safety metrics for the neighborhood are mixed when compared across the metro and nation. Relative to Los Angeles-Long Beach-Glendale peers, the area trends below average on crime rankings, and nationally it falls below the median for safety, indicating investors should underwrite to prudent security and operating practices.
Recent trends show a modest year-over-year decrease in estimated property offenses, while estimated violent offense rates ticked up. Interpreting these together suggests a need for continued monitoring and practical measures (lighting, access control, resident engagement) rather than alarm, and benchmarking against comparable Urban Core locations across the metro is advisable.
Nearby corporate offices anchor a diverse employment base that supports renter demand through commute convenience and steady wage exposure, including utilities, paper & packaging, energy, beverage bottling, and public safety technology.
- Edison International — utilities (3.2 miles) — HQ
- International Paper — paper & packaging (3.5 miles)
- Chevron — energy (5.2 miles)
- Coca-Cola Downey — beverage bottling (5.7 miles)
- Raytheon Public Safety RTC — public safety technology (5.9 miles)
This 46-unit asset with average unit sizes around 1,000 sq. ft. benefits from strong neighborhood occupancy and a high-amenity, Urban Core location within the Los Angeles metro. The 1986 construction is newer than much of the local stock, offering relative competitiveness and potential value-add through targeted interior and systems updates to sustain rent positioning.
Elevated ownership costs in the area tend to sustain reliance on multifamily housing, supporting demand and pricing resilience; at the same time, rent-to-income levels signal affordability pressure that warrants attentive lease management. According to CRE market data from WDSuite, the neighborhood’s occupancy sits above metro norms and in the top tier nationally, reinforcing the long-term case for stable tenancy while acknowledging local safety and school quality as underwriting considerations.
- Competitive Urban Core location with top-quartile amenities that support retention
- Above-metro neighborhood occupancy points to durable renter demand
- 1986 vintage offers a head start versus older stock with room for modernization
- High-cost ownership landscape supports pricing power for well-managed assets
- Risks: affordability pressure, below-median safety, and weaker school ratings