| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Poor |
| Demographics | 31st | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 601 N East End Ave, Pomona, CA, 91767, US |
| Region / Metro | Pomona |
| Year of Construction | 1989 |
| Units | 61 |
| Transaction Date | 1994-07-22 |
| Transaction Price | $1,735,000 |
| Buyer | HSU PROPERTY MANAGEMENT LP |
| Seller | YOON FAMILY LP |
601 N East End Ave, Pomona CA Multifamily Investment
Amenity-rich urban pocket with balanced renter demand and steady neighborhood occupancy, according to WDSuite’s CRE market data.
Situated in Pomona’s Urban Core, the area around 601 N East End Ave offers strong day-to-day convenience for residents. Dining density, cafés, grocery options, parks, and schools all register well above national norms, with restaurants, cafés, and grocers collectively ranking competitive among Los Angeles-Long Beach-Glendale neighborhoods (out of 1,441) and placing in the upper national percentiles. Average school ratings also test in the top quartile nationally, a household-friendly attribute that can support retention.
Neighborhood occupancy is near the national middle and below the metro median (ranked against 1,441 neighborhoods), indicating stable but not tight conditions. Importantly for multifamily demand, the neighborhood’s renter-occupied share is high relative to metro peers and top-tier nationally, suggesting a deep tenant base that can support leasing velocity and reduce downtime across cycles.
Within a 3-mile radius, demographics point to a modest population increase and a clearer rise in households over the last five years, with projections calling for further household growth and slightly smaller average household sizes. For investors, this implies a larger tenant base and more renters entering the market, which can reinforce occupancy stability and broaden renewal and lease-up options.
The median home value in the neighborhood sits well above national benchmarks, a high-cost ownership context that typically sustains multifamily reliance and supports pricing power, while rent-to-income levels warrant attentive lease management to maintain retention. The property’s 1989 vintage is newer than much of the surrounding housing stock (neighborhood average skews older), which can be competitively advantageous versus pre-1980s assets; however, investors should still plan for system updates and targeted renovations to meet current renter expectations.
Safety indicators are mixed and should be framed comparatively. Overall neighborhood crime performance sits around the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods, placing slightly better than the national middle in terms of safety. However, both property and violent offense rates track elevated versus neighborhoods nationwide.
Trend-wise, year-over-year declines in both property and violent offenses are notable and rank strongly on improvement nationally, signaling momentum that investors may monitor alongside management practices and security measures. As always, it’s prudent to underwrite to submarket norms and focus on site-level controls, visibility, and lighting to support resident comfort and retention.
The surrounding employment base blends logistics, industrial, healthcare distribution, packaged foods, and utility headquarters, supporting workforce housing demand and reasonable commute times for residents. Employers highlighted below reflect nearby corporate offices that can underpin leasing and renewal stability.
- Ryder Vehicle Sales — fleet services (3.1 miles)
- Waste Management — environmental services (4.8 miles)
- Mckesson Medical Surgical — medical distribution (7.7 miles)
- General Mills — packaged foods (11.3 miles)
- Edison International — utility holding company (20.4 miles) — HQ
601 N East End Ave benefits from strong neighborhood convenience, high renter-occupied concentration, and a high-cost ownership backdrop that reinforces reliance on rental housing. Neighborhood occupancy trends are steady if not tight, while amenity access and top-quartile school ratings can aid leasing and retention. According to CRE market data from WDSuite, the area’s dining, grocery, and park access outperform national norms, helping sustain renter appeal.
Built in 1989, the asset should compare favorably to older local stock while still offering clear value-add opportunities through selective modernization and system updates. Within a 3-mile radius, rising household counts and slightly smaller household sizes point to a growing tenant base and support for occupancy stability over time. Investors should underwrite conservatively around affordability pressures and monitor local safety trends, which show year-over-year improvement but remain an operational focus.
- Amenity-rich location with top-quartile schools supporting retention and leasing
- High renter-occupied concentration indicates a deep tenant base
- 1989 vintage offers competitive positioning plus value-add modernization upside
- 3-mile household growth and smaller household sizes support demand durability
- Risks: monitor affordability pressure and mixed but improving safety indicators