| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 60th | Good |
| Amenities | 36th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 154 N Grand Ave, West Covina, CA, 91791, US |
| Region / Metro | West Covina |
| Year of Construction | 1986 |
| Units | 60 |
| Transaction Date | 2002-09-05 |
| Transaction Price | $4,300,000 |
| Buyer | KAN INVESTMENT LTD LLC |
| Seller | CHEN PONG FEI |
154 N Grand Ave West Covina Multifamily Investment
This 60-unit property positions investors in a suburban Los Angeles market with stable household incomes and strong occupancy fundamentals, according to CRE market data from WDSuite.
West Covina represents a suburban Los Angeles County market characterized by stable demographics and established housing patterns. The neighborhood ranks in the 60th percentile nationally for demographics, supported by a median household income of $133,482 within the 3-mile radius. With 36.2% of housing units renter-occupied, the area maintains consistent rental demand while avoiding oversaturation.
Built in 1986, this property aligns with the neighborhood's average construction year of 1983, suggesting opportunities for value-add improvements and modernization to capture rental premiums. The 510-square-foot average unit size reflects efficient layouts typical of suburban multifamily housing in the region.
Occupancy trends show neighborhood-level stability at 93.2%, ranking in the 61st percentile nationally. Contract rents in the immediate area median at $1,968, placing the neighborhood in the 91st percentile nationally, while demographic projections indicate household growth within the 3-mile radius through 2028, supporting continued rental demand. The rent-to-income ratio of 0.14 suggests manageable affordability pressure for area renters.
Amenity density remains modest, with limited walkable retail and dining options nearby. However, the suburban setting provides access to parks and maintains the residential character that appeals to families and established renters seeking stable housing in the Los Angeles metro area.
Safety metrics for this West Covina neighborhood reflect favorable trends relative to the broader Los Angeles metro area. The neighborhood ranks 272nd among 1,441 metro neighborhoods for overall crime, placing it in the 79th percentile nationally. Property offense rates have declined significantly, dropping 45.7% over the past year, which ranks in the 85th percentile nationally for crime reduction.
Violent crime remains notably low, with the neighborhood ranking in the 73rd percentile nationally and showing a substantial 78.1% decrease over the past year. These improving safety trends support tenant retention and can contribute to stable occupancy rates in multifamily properties.
The surrounding employment base includes established corporate operations that support workforce housing demand in the West Covina area.
- Ryder Vehicle Sales — transportation services (8.6 miles)
- Chevron — energy sector offices (9.1 miles)
- United Technologies — aerospace & defense (11.2 miles)
- Edison International — utility services (12.1 miles) — HQ
- Waste Management — environmental services (11.7 miles)
This West Covina property offers investors access to a stable suburban Los Angeles market with established rental fundamentals. The neighborhood's 93.2% occupancy rate and median household income of $133,482 within a 3-mile radius support consistent tenant demand, while recent crime reductions enhance the area's appeal for long-term renters. Built in 1986, the property presents value-add opportunities through targeted improvements and unit modernization to capture higher rents in a market where contract rents median at $1,968.
Demographic trends indicate household growth through 2028, with projected median household income increases to $139,071, supporting rental demand stability. The suburban setting attracts families and established renters seeking housing stability, while proximity to major employers like Edison International and United Technologies provides workforce housing opportunities. However, investors should monitor the limited walkable amenities and assess capital expenditure needs for the 1986 vintage property.
- Stable 93.2% neighborhood occupancy rate with strong household incomes
- Value-add potential through modernization of 1986 vintage units
- Improving safety trends with 45.7% reduction in property crime
- Projected household growth and income increases through 2028
- Risk: Limited walkable amenities and potential capital expenditure requirements