| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 18th | Poor |
| Amenities | 29th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 850 E Grand Ave, Pomona, CA, 91766, US |
| Region / Metro | Pomona |
| Year of Construction | 1999 |
| Units | 62 |
| Transaction Date | 1997-11-14 |
| Transaction Price | $775,000 |
| Buyer | PARK GRAND LANDMARK LP |
| Seller | GRAND AVENUE FAMILY HOUSING LP |
850 E Grand Ave, Pomona Multifamily Investment Opportunity
Neighborhood occupancy trends sit above national norms, supporting stable leasing for a 62-unit asset in Los Angeles County, according to WDSuite’s CRE market data.
This Urban Core pocket of Pomona shows renter demand depth that supports multifamily operations. The neighborhood’s share of renter-occupied housing units is high for the metro (roughly seven in ten), indicating a broad tenant base for mid-size communities. At the same time, neighborhood occupancy has held in the mid-90s and tracks above the national median, per WDSuite.
Livability is anchored by strong park access and practical retail. Park density ranks in the top quartile nationally, and grocery coverage is above average, while on-the-spot cafes, restaurants, and pharmacies are thinner within the immediate footprint. For investors, that mix favors day-to-day convenience and recreation, though food-and-beverage options are more dispersed.
The property’s 1999 vintage is newer than the neighborhood’s average construction year (1988; competitive among 1,441 Los Angeles metro neighborhoods). That relative youth can offer a positioning edge versus older stock, while still inviting targeted value-add and systems modernization to drive rent premiums and retention.
Within a 3-mile radius, household counts have increased in recent years and are projected to continue rising, even as average household size trends lower. Combined with income gains and a high-cost ownership environment (home values run high relative to incomes), this supports sustained reliance on rental housing, which can aid occupancy stability and pricing power for well-managed assets.
Benchmarking versus the metro: overall neighborhood rating sits in the lower tier locally (C-; rank 1,305 of 1,441), but housing fundamentals are comparatively strong (top quartile nationally) with occupancy above the national median. That balance points to lease-up resilience, with the caveat that amenity density is uneven and demographic depth is stronger at the 3-mile scale than at the micro-neighborhood level.
Safety indicators are above the metro median (ranked 577 among 1,441 Los Angeles metro neighborhoods) and trend better than the national median (65th percentile nationwide), based on WDSuite’s data. Recent year-over-year declines in both violent and property offense estimates suggest improving conditions, though outcomes can vary block to block.
For investors, the directional improvement and above-median standing reduce perceived risk relative to weaker submarkets, but prudent underwriting should still account for local management practices and situational security measures typical for Urban Core locations.
Proximity to diversified employers supports workforce housing demand and commute convenience, led by transportation/logistics, utilities, and healthcare distribution. The following nearby employers help broaden the renter base noted in this submarket.
- Ryder Vehicle Sales — transportation & logistics (1.9 miles)
- Waste Management — waste services (4.3 miles)
- Mckesson Medical Surgical — medical supply distribution (7.0 miles)
- United Technologies — aerospace & industrial offices (11.6 miles)
- Edison International — electric utility (19.6 miles) — HQ
850 E Grand Ave offers exposure to a renter-heavy Urban Core pocket where occupancy trends run above national norms and neighborhood parks/grocery access bolster day-to-day livability. The asset’s 1999 vintage positions it newer than much of the surrounding stock, providing a platform for targeted renovations to enhance competitiveness while benefiting from a large local tenant base. According to commercial real estate analysis from WDSuite, the area’s high-cost ownership landscape reinforces reliance on multifamily housing, which can support rent management and retention for well-operated properties.
Within a 3-mile radius, household growth and rising incomes expand the renter pool even as average household size declines—a setup that can sustain demand across larger unit mixes. Employment access spans logistics, healthcare distribution, and utilities, supporting stable leasing across cycles. Key watch items include uneven amenity density at the immediate block level and prudent capital planning for late-1990s systems.
- Above-median neighborhood occupancy and renter concentration support demand stability
- 1999 vintage offers value-add and modernization potential versus older local stock
- High-cost ownership market reinforces multifamily reliance and pricing power
- 3-mile household growth and income gains expand the tenant base and support retention
- Risks: thinner immediate amenity mix and CapEx planning for a late-1990s asset