| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 61st | Good |
| Amenities | 86th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 455 E Bonita Ave, San Dimas, CA, 91773, US |
| Region / Metro | San Dimas |
| Year of Construction | 1978 |
| Units | 34 |
| Transaction Date | 2011-04-05 |
| Transaction Price | $15,250,152 |
| Buyer | AVALON VILLA BONITA L P |
| Seller | UDR SAN DIMAS BONITA APARTMENTS L P |
455 E Bonita Ave San Dimas Multifamily Opportunity
Strong neighborhood occupancy and a high-cost ownership market point to durable renter demand and steady leasing conditions, according to WDSuite’s CRE market data.
Positioned in San Dimas’ inner-suburb fabric of the Los Angeles-Long Beach-Glendale metro, the property benefits from a neighborhood rated A with competitive standing among 1,441 metro neighborhoods. Local occupancy trends are robust, with the neighborhood sitting in the top quartile nationally for stabilized occupancy—supportive of renewal velocity and income consistency for professionally managed multifamily.
Daily-life amenities compare favorably: parks, groceries, and childcare density all track in upper national percentiles, and average school ratings are also top quartile nationally, which can aid retention for family-oriented renter households. This amenity profile, paired with steady service employment nodes nearby, supports the case for dependable renter demand rather than transient lease-up spikes.
Within a 3-mile radius, demographic statistics show a predominantly owner-occupied area with roughly three in ten housing units renter-occupied. For investors, that tenure mix suggests a defined but reliable renter pool; combined with neighborhood occupancy strength, it indicates a base of demand that supports leasing stability for well-maintained product.
Home values in the area are elevated versus national norms, which tends to reinforce renter reliance on multifamily housing and can support pricing power for quality assets. Rent-to-income levels align with prudent lease management, implying manageable affordability pressure that can help underpin resident retention, based on commercial real estate analysis supported by WDSuite data.
Neighborhood safety indicators benchmark around the national midrange overall. Property-related offenses sit below the national median (a less favorable reading), while violent-offense levels are closer to the national middle. Recent year-over-year trends show notable improvement in violent-offense measures, indicating directionally better conditions than a year ago.
In metro context (among 1,441 Los Angeles-Long Beach-Glendale neighborhoods), the area reads as competitive rather than outlier-safe or outlier-risk. Investors should plan for routine operational measures—lighting, access control, and resident engagement—while noting the improving trendline in violent-offense statistics.
Nearby corporate offices provide a diversified employment base that supports commuter convenience and multifamily renter demand, particularly across logistics, environmental services, healthcare distribution, energy, and aerospace-adjacent roles.
- Ryder Vehicle Sales — logistics and vehicle services (7.1 miles)
- Waste Management — environmental services (9.7 miles)
- Mckesson Medical Surgical — healthcare distribution (12.4 miles)
- Chevron — energy offices (13.4 miles)
- United Technologies — aerospace/industrial offices (13.9 miles)
455 E Bonita Ave offers 34 units with relatively generous average floor plans (~910 SF) in an inner-suburban Los Angeles location where neighborhood occupancy sits in upper national percentiles. The 1978 vintage is older than the local average construction year, presenting value-add and capital-planning potential to modernize interiors and common areas to compete with newer stock while leveraging the area’s high-cost ownership market for sustained renter demand.
Within a 3-mile radius, households are projected to increase and average household size is expected to decline, pointing to a larger tenant base and more renters entering the market. According to CRE market data from WDSuite, rent-to-income dynamics are manageable locally, which can support retention, while strong amenity and school fundamentals provide an additional edge in leasing and renewal performance.
- High neighborhood occupancy supports income stability and renewal rates.
- Older 1978 vintage offers clear value-add and systems-upgrade upside.
- Elevated local home values reinforce renter reliance on multifamily housing.
- 3-mile household growth and shrinking household size expand the renter pool.
- Risks: midrange safety readings and capital expenditures typical of older assets warrant active management.