| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 30th | Poor |
| Amenities | 65th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2016 Duenas Dr, Rowland Heights, CA, 91748, US |
| Region / Metro | Rowland Heights |
| Year of Construction | 1980 |
| Units | 45 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2016 Duenas Dr Rowland Heights Multifamily Value-Add
Neighborhood occupancy has been resilient with a deep renter base, according to WDSuite’s CRE market data, supporting stable operations for smaller-unit assets in this Urban Core pocket of Los Angeles County.
Rowland Heights’ Urban Core location combines strong day-to-day convenience with steady renter demand. Cafes, restaurants, groceries, and pharmacies are dense for the metro, with restaurants and cafes ranking in the top national percentiles — a signal of amenity depth that supports leasing. By contrast, park and childcare access are limited locally, so amenity-driven positioning should emphasize food, retail, and daily services rather than open space.
For investors, the renter-occupied share in the neighborhood is high, indicating a sizable tenant base and healthy demand for multifamily units. Occupancy across the neighborhood sits in the top quartile nationally, reinforcing expectations for leasing stability and renewal potential. Median contract rents have trended upward over the past five years, while the neighborhood’s rent-to-income profile indicates comparatively manageable rents relative to local incomes — a constructive setup for retention and measured pricing power.
The property’s 1980 vintage is newer than the neighborhood’s average construction year (1968 across the metro comparison set of 1,441 neighborhoods), giving it a relative edge versus older stock. That said, systems typical of 1980s construction may approach reinvestment windows; targeted modernization and unit refreshes can strengthen competitive positioning and support rent trade-outs without overextending capital plans.
Within a 3-mile radius, household counts have inched higher historically and are projected to grow further even as population trends flatten, reflecting smaller household sizes and more households entering the market. This dynamic generally expands the renter pool and supports occupancy stability. Elevated home values at the neighborhood level (well above national norms) suggest a high-cost ownership market in Los Angeles County, which tends to sustain reliance on multifamily housing and can aid lease retention for professionally managed assets.
Safety indicators for the neighborhood are mixed. Compared with neighborhoods nationwide, current readings land below national safety benchmarks (around the lower third by percentile), yet recent data show property offenses declining year over year, which is a constructive trend for operators. Violent offense indicators have moved higher versus the prior year, so prudent security measures and resident engagement remain relevant to protect leasing and retention.
Against the Los Angeles metro set of 1,441 neighborhoods, the area compares more favorably than the national view, underscoring how regional context matters when assessing operations and reputation risk. Investors should underwrite standard precautions — lighting, access control, and partnership with local community resources — while tracking trend direction as part of ongoing asset management.
Proximity to a diversified employer base supports weekday traffic and renter demand, with convenient commutes to aerospace, energy, and corporate services. The employers listed below represent nearby nodes that can reinforce leasing and retention.
- United Technologies — aerospace & defense offices (5.4 miles)
- LKQ — automotive parts & distribution (9.4 miles)
- Chevron — energy offices (9.4 miles)
- International Paper — packaging & paper offices (9.9 miles)
- Edison International — utilities holding company (11.3 miles) — HQ
2016 Duenas Dr offers a 45-unit, small-format asset in a high-amenity Urban Core setting where neighborhood occupancy is elevated and the renter-occupied share is high. According to CRE market data from WDSuite, the area ranks well for food and daily services, while rent levels and the rent-to-income profile point to durable demand and manageable retention risk. Elevated home values in the neighborhood context also reinforce reliance on multifamily housing, supporting consistent tenant pipelines.
Built in 1980, the property is newer than the area’s typical vintage, suggesting competitiveness versus older stock with potential to unlock value through targeted renovations and system upgrades. Within a 3-mile radius, households are expected to expand even as average household size trends lower — dynamics that usually broaden the renter base and help sustain occupancy for well-managed assets. Key watch items include school quality perceptions, limited parks/childcare access, and mixed safety trends, which call for thoughtful amenity programming and resident experience strategies.
- Elevated neighborhood occupancy and deep renter base support leasing stability
- 1980 vintage offers value-add potential via targeted unit and system upgrades
- Amenity-rich Urban Core location with strong food, retail, and services density
- High-cost ownership environment reinforces multifamily demand and retention
- Risks: mixed safety signals, limited parks/childcare, and weaker school ratings require proactive management