| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 49th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1350 E San Bernardino Rd, West Covina, CA, 91791, US |
| Region / Metro | West Covina |
| Year of Construction | 1998 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1350 E San Bernardino Rd West Covina Multifamily Investment
Neighborhood occupancy trends are strong and sit among the higher tiers nationally, supporting leasing stability for a 120-unit asset, according to WDSuite’s CRE market data.
Located in West Covina within the Los Angeles metro, the property benefits from steady renter demand at the neighborhood level, where occupancy ranks within the top quartile among 1,441 metro neighborhoods. For investors, this indicates resilient absorption and supports consistent cash flow assumptions relative to many Los Angeles submarkets.
The asset’s 1998 vintage is newer than the neighborhood’s average construction year (1977). This positioning generally improves competitive standing versus older stock while still allowing for targeted modernization or systems upgrades to drive rent premiums and extend hold-period durability.
Within a 3-mile radius, household counts have inched higher in recent years and are projected to rise further alongside smaller average household sizes. That combination typically expands the renter pool and can support occupancy stability and lease-up velocity for well-managed multifamily properties.
Home values in the surrounding neighborhood are elevated compared with many areas nationwide, which tends to reinforce reliance on multifamily rentals and can aid retention. School ratings score above many neighborhoods nationally, adding to livability for family renters, while limited immediate retail and cafe density suggests a more auto-oriented lifestyle. Rents have trended upward over the past five years and are projected to grow further, which supports revenue but warrants active lease management to monitor affordability pressure.
Safety indicators compare favorably in a metro context: the neighborhood’s crime ranking is above the median when measured against 1,441 Los Angeles-area neighborhoods, and it performs in the top quartile nationally. Recent data also points to year-over-year declines in both violent and property offense rates, suggesting improving conditions. As always, crime can vary by block and over time; investors should pair these trends with on-the-ground diligence.
Proximity to a diverse employment base supports renter demand and commute convenience, including energy, utilities, logistics, aerospace, and packaging operations noted below.
- Chevron — energy (6.4 miles)
- Edison International — electric utility (9.6 miles) — HQ
- Ryder Vehicle Sales — logistics (11.5 miles)
- International Paper — packaging & paper (12.6 miles)
- United Technologies — aerospace & defense (12.6 miles)
This 120-unit, 1998-vintage community offers exposure to a neighborhood with historically high occupancy and a renter-occupied housing share that supports a stable tenant base. Elevated home values in the area point to a high-cost ownership market, which tends to sustain multifamily demand and can strengthen retention. Based on CRE market data from WDSuite, neighborhood occupancy trends compare favorably to both metro and national benchmarks, reinforcing the case for durable performance.
The asset’s newer build relative to local stock provides competitive positioning, while targeted renovations or system updates can create value-add upside. Within a 3-mile radius, households have grown and are projected to increase further with smaller average household sizes—factors that typically expand the renter pool and support steady leasing. Rent levels have risen and are forecast to continue upward, favoring revenue growth but requiring ongoing attention to affordability and renewal strategy.
- Strong neighborhood occupancy supports cash flow stability
- 1998 vintage out-competes older local stock with value-add potential
- Elevated ownership costs reinforce multifamily demand and retention
- Growing 3-mile household base and smaller household sizes expand the renter pool
- Risk: limited walkable amenities and rising rents call for active lease management