| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 54th | Good |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 19270 Colima Rd, Rowland Heights, CA, 91748, US |
| Region / Metro | Rowland Heights |
| Year of Construction | 1973 |
| Units | 32 |
| Transaction Date | 2003-04-24 |
| Transaction Price | $2,320,454 |
| Buyer | CAPITAL CITY FUNDING |
| Seller | YAO YILIN |
19270 Colima Rd Rowland Heights Multifamily Investment Thesis
Neighborhood fundamentals point to steady renter demand supported by high-cost homeownership and strong occupancy at the neighborhood level, according to WDSuite’s CRE market data. The asset’s 32 units and suburban positioning suggest tenant retention potential if managed with attention to affordability and amenities.
Rowland Heights is an inner-suburb location within the Los Angeles–Long Beach–Glendale metro. Neighborhood occupancy is strong at the area level, with the neighborhood ranked 265 of 1,441 for occupancy, indicating performance above the metro median and supportive of revenue stability for professionally managed multifamily. Cafes and restaurants are dense for a suburban node (both above the 90th percentile nationally), while pharmacies and groceries are also well represented. Parks and dedicated childcare options are limited nearby, which may influence resident mix and amenity planning.
Homeownership costs are elevated for the neighborhood relative to most U.S. areas (home values in a high national percentile), which typically sustains reliance on rental housing and can support pricing power when paired with competitive product. Median contract rents at the neighborhood level track high for the nation as well, reinforcing the need for thoughtful lease management to balance rent growth and retention.
Within a 3-mile radius, demographic statistics show modest population softness over the last five years but an increase in households and families, with forecasts pointing to continued household growth and smaller average household sizes. For investors, that translates into a broader tenant base and steady leasing velocity even if population trends flatten. Renter-occupied share in the neighborhood is roughly one-quarter to one-third of units, suggesting a defined but not oversupplied renter pool and room to compete on quality and management.
School ratings in the neighborhood sit above national medians, and overall neighborhood scoring is competitive for an inner-suburban locale. Taken together—and viewed through commercial real estate analysis from WDSuite—these dynamics indicate durable day-to-day livability fundamentals that can support occupancy and renewal performance.
Safety indicators are mixed and should be underwritten with local comps. The neighborhood’s crime ranking is 999 out of 1,441 metro neighborhoods, signaling higher incident rates than many Los Angeles–area peers. Nationally, property crime indicators sit in lower percentiles, while violent offense trends have improved year over year, reflecting a decline in estimated violent incidents.
For investors, the takeaway is to budget for prudent security measures and resident experience programming while recognizing that recent violent-offense trends are moving in a favorable direction. Comparing submarket peers and recent trendlines is advisable when calibrating retention strategies and operating assumptions.
Proximity to a diversified employment base supports renter demand and commute convenience, led by nearby corporate offices in aerospace, energy, auto/industrial distribution, and utilities featured below.
- United Technologies — aerospace/industrial offices (5.3 miles)
- Ryder Vehicle Sales — transportation & logistics (8.8 miles)
- Chevron — energy offices (10.1 miles)
- LKQ — auto parts distribution (10.5 miles)
- Edison International — utilities (12.3 miles) — HQ
This 32-unit property in Rowland Heights benefits from neighborhood occupancy that ranks above the metro median, supporting an underwriting case for stable collections relative to many Los Angeles–area peers. A high-cost ownership landscape in the immediate area reinforces renter reliance on multifamily housing, while household growth within a 3-mile radius expands the prospective tenant base even as overall population growth moderates. According to CRE market data from WDSuite, local rents position at the higher end nationally, suggesting pricing power for well-managed assets balanced against retention considerations.
Amenity access is favorable for daily needs—strong restaurant, cafe, grocery, and pharmacy density—though limited nearby parks and childcare may shape unit mix and community programming. Affordability pressure (high rent-to-income ratios at the neighborhood level) represents the principal risk, making operational execution, renewal management, and modest value-add enhancements key levers for performance.
- Neighborhood occupancy ranks above the metro median among 1,441 Los Angeles–area neighborhoods, supporting income stability
- High-cost ownership market sustains renter demand and potential pricing power for competitive units
- 3-mile household growth and smaller household sizes expand the tenant pool and support leasing velocity
- Amenity density (dining, cafes, groceries, pharmacies) enhances day-to-day livability and renewal potential
- Risk: Elevated rent-to-income ratios require careful renewal strategy and expense control to protect retention