| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Fair |
| Demographics | 61st | Good |
| Amenities | 27th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1801 E Cortez St, West Covina, CA, 91791, US |
| Region / Metro | West Covina |
| Year of Construction | 1991 |
| Units | 86 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1801 E Cortez St West Covina Multifamily Opportunity
Stabilized renter demand in the surrounding neighborhood and a relatively newer 1991 vintage underpin a durable income profile, according to WDSuite’s CRE market data. The area’s high-cost ownership market supports leasing, while prudent asset management should account for affordability sensitivities.
Located in West Covina’s inner suburban fabric of Los Angeles County, the property benefits from neighborhood occupancy that sits in the top quartile nationally, per WDSuite, indicating steady leasing conditions at the neighborhood level rather than the property specifically. Average school ratings in the area trend above national norms (top quartile nationally), which can support family renter retention.
Within a 3-mile radius, elevated home values relative to national benchmarks characterize a high-cost ownership market. This context generally sustains rental demand and lease retention for well-managed assets, though a rent-to-income profile near 0.29 suggests some affordability pressure that owners should manage through renewals and rent-setting discipline.
Amenity access is mixed: restaurant density is competitive nationally, while neighborhood data show fewer grocery, pharmacy, and cafe options immediately nearby, implying more drive-to convenience than walkability. Investors should underwrite this trade-off as part of the resident experience and consider on-site features or service offerings that enhance livability.
The property’s 1991 construction is materially newer than the area’s older housing stock (average vintage 1967), offering a relative competitive edge versus legacy assets. That said, systems and interiors may still benefit from targeted modernization to support rent positioning and minimize long-term capital surprises.
Neighborhood safety signals are mixed when viewed against broader comparisons. Nationally, WDSuite indicates the area’s property and violent offense rates benchmark above average safety levels (both in higher national percentiles), which can support renter confidence and leasing stability. However, recent year-over-year changes point to an uptick in estimated offense rates, warranting continued monitoring rather than block-level conclusions.
When screening the submarket, investors should compare current conditions with nearby Los Angeles-Long Beach-Glendale, CA metro neighborhoods and track trendlines over multiple periods to contextualize risk and inform staffing, security, and insurance planning.
A diversified mix of corporate offices within commuting distance supports the local renter base and can aid retention, including Chevron, Edison International, Ryder Vehicle Sales, United Technologies, and International Paper.
- Chevron — energy (6.97 miles)
- Edison International — utilities (9.97 miles) — HQ
- Ryder Vehicle Sales — logistics (10.37 miles)
- United Technologies — aerospace & industrial (10.91 miles)
- International Paper — packaging (12.08 miles)
This 86-unit, 1991-vintage asset in West Covina aligns with steady neighborhood occupancy and a renter base supported by a high-cost ownership market. Within a 3-mile radius, household incomes have trended upward and are forecast to continue rising, while households are projected to expand, pointing to a larger tenant base and supportive multifamily demand. Based on CRE market data from WDSuite, occupancy in the neighborhood is strong versus national benchmarks, while affordability pressures argue for disciplined lease management rather than aggressive rent pushes.
The vintage is newer than much of the surrounding housing stock, offering relative competitive positioning versus older assets across the Los Angeles-Long Beach-Glendale metro. Targeted modernization of systems and interiors can unlock value-add upside and help maintain pricing power in a submarket with mixed walkable amenities but convenient access to regional employers.
- Neighborhood occupancy trends are strong nationally, supporting income stability
- 1991 vintage competes well against older local stock; selective upgrades can enhance yield
- High-cost ownership landscape underpins renter demand and lease retention
- Regional employers within 7–12 miles bolster renter pool depth
- Risk: affordability pressure and recent safety trend upticks warrant conservative underwriting