| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 54th | Good |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19050 Colima Rd, Rowland Heights, CA, 91748, US |
| Region / Metro | Rowland Heights |
| Year of Construction | 1976 |
| Units | 73 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
19050 Colima Rd, Rowland Heights CA Multifamily Investment
Neighborhood fundamentals indicate steady renter demand and high occupancy stability at the neighborhood level, according to WDSuite s CRE market data. This Inner Suburb location in Los Angeles County supports durable leasing with a balanced renter base and proximity-driven convenience from Colima Rd.
Rowland Heights is an Inner Suburb with a B neighborhood rating and occupancy that sits in the top quartile nationally, supporting stable cash flow potential for multifamily. Median contract rents in the neighborhood are elevated versus many U.S. areas, and schools rate above many peers (around the 75th national percentile), which can aid retention among family renters.
Amenity access is a relative strength: cafes and restaurants index well above national norms (around the 90th+ percentiles), with groceries and pharmacies also competitive. Park access within the neighborhood is limited, so outdoor space and on-site amenities can be differentiators for leasing. Compared with other Los Angeles-Long Beach-Glendale metro neighborhoods (1,441 total), the area’s overall rank places it above the metro median, signaling competitive livability among local options for renters.
Vintage in the immediate area skews early-1970s; this property s 1976 construction is modestly older than average, which points to typical capital planning for building systems and selective value-add to sharpen leasing competitiveness. Within a 3-mile radius, about 31% of housing units are renter-occupied, indicating a meaningful but not saturated renter concentration that can support demand depth without excessive turnover risk.
Three-mile demographics show households grew even as population edged down, reflecting smaller household sizes and a broader base of occupied units. Household incomes have trended higher, and WDSuite data indicates median contract rents in the area have risen in recent years, with forecasts anticipating continued rent growth; investors should translate this into careful pricing and renewal strategies rather than assumptions of outsized gains.
Safety signals are mixed and should be contextualized against the metro. The neighborhood s crime rank is in the lower half of Los Angeles-Long Beach-Glendale s 1,441 neighborhoods, indicating below-metro-average safety, and national percentiles place the area around the middle of the pack overall. Property-related incidents benchmark weaker (lower national percentile), while recent violent offense trends have been improving year over year according to WDSuite s data.
Investors should underwrite with prudent security line items and consider design choices (lighting, access control) that support resident comfort. Comparing submarket and property-level incident trends during diligence can clarify whether conditions are improving at the street-corridor level without over-relying on block-level precision.
Nearby corporate nodes provide a diversified employment base that supports commuter convenience and leasing stability for workforce and professional households. Key employers within a ~5 miles to ~11 miles radius include United Technologies, Ryder Vehicle Sales, Chevron, LKQ, and International Paper.
- United Technologies industry/role not specified (5.4 miles)
- Ryder Vehicle Sales industry/role not specified (9.1 miles)
- Chevron industry/role not specified (9.9 miles)
- LKQ industry/role not specified (10.3 miles)
- International Paper industry/role not specified (10.8 miles)
The investment case centers on stable neighborhood occupancy, strong amenity access, and a balanced renter base supported by household growth within a 3-mile radius. Elevated ownership costs in Los Angeles County help sustain reliance on multifamily, while schools rate above many areas nationally, contributing to retention. Based on CRE market data from WDSuite, neighborhood occupancy trends rank in the upper tier nationally, implying resilient lease-up and renewal potential relative to many U.S. submarkets.
Built in 1976, the property presents typical mid-70s vintage considerations: investors can plan for building systems and cosmetic upgrades to enhance competitiveness against newer stock. Household incomes near the asset have grown, and rent levels have trended upward, but underwriting should account for affordability pressure and a renter share that is meaningful yet not dominant.
- High neighborhood occupancy and solid school ratings support leasing stability
- Amenity-rich corridor (food, cafes, daily needs) enhances renter convenience
- Mid-1970s vintage offers value-add potential via targeted renovations
- Household growth within 3 miles expands the tenant base despite flat population
- Risks: affordability pressure, below-metro-average safety, and capex for aging systems