| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 41st | Fair |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2100 S Lark Ellen Ave, West Covina, CA, 91792, US |
| Region / Metro | West Covina |
| Year of Construction | 1973 |
| Units | 116 |
| Transaction Date | 2016-05-26 |
| Transaction Price | $23,800,000 |
| Buyer | DEL COMANCHE LP |
| Seller | --- |
2100 S Lark Ellen Ave West Covina Multifamily Investment
This 116-unit property built in 1973 offers value-add potential in a neighborhood with 98% occupancy rates and median rents of $1,871, according to CRE market data from WDSuite.
The West Covina neighborhood demonstrates strong rental fundamentals with 98% occupancy rates, ranking in the top 18% nationally among 1,441 metro neighborhoods. Median contract rents of $1,871 reflect solid pricing power, with 23% growth over the past five years outpacing many comparable markets.
Demographics within a 3-mile radius show a stable tenant base with 148,719 residents and median household income of $97,136. The area maintains 32.5% renter-occupied housing units, supporting consistent rental demand. Forecasted household growth of 33% through 2028 suggests expanding renter pools entering the market.
The property's 1973 construction year aligns with neighborhood averages, presenting value-add renovation opportunities for investors seeking to capture upside through strategic capital improvements. Home values averaging $544,893 with strong appreciation trends reinforce rental demand as elevated ownership costs keep households in the rental market.
Amenity access includes above-average grocery store density ranking in the 78th percentile nationally and extensive park coverage in the 97th percentile, supporting tenant retention. School ratings average 2.0 out of 5, which may influence family tenant demographics and lease management considerations.
Safety metrics show the neighborhood performing near metro averages, with property crime rates of 419 incidents per 100,000 residents ranking 741st among 1,441 Los Angeles metro neighborhoods. More encouraging, violent crime trends declined 64% year-over-year, placing the area in the 92nd percentile nationally for crime reduction.
The overall crime rank of 685 out of 1,441 neighborhoods reflects competitive safety levels within the broader Los Angeles market, with recent downward trends in violent offenses suggesting improving conditions that support tenant retention and property values.
The surrounding employment base includes major corporate offices within commuting distance, supporting workforce housing demand and tenant stability.
- Chevron — energy & petroleum (6.7 miles)
- United Technologies — aerospace & defense (9.2 miles)
- Edison International — utilities (9.4 miles) — HQ
- International Paper — manufacturing (10.4 miles)
- Ryder Vehicle Sales — transportation services (10.6 miles)
This 116-unit property offers compelling fundamentals anchored by neighborhood-level occupancy of 98% and median rents of $1,871 that have grown 23% over five years. The 1973 construction year presents value-add renovation opportunities to capture upside through strategic improvements while benefiting from established rental demand dynamics.
Demographic projections show household growth of 33% through 2028 within a 3-mile radius, expanding the renter pool as elevated home values of $544,893 sustain rental demand. Commercial real estate analysis from WDSuite indicates the neighborhood ranks in the top 18% nationally for occupancy stability, supporting consistent cash flow potential.
- High occupancy environment with 98% neighborhood rates ranking top 18% nationally
- Value-add potential through strategic renovations of 1973-vintage units
- Growing household base with 33% projected increase through 2028
- Elevated ownership costs of $544,893 median home values sustain rental demand
- Risk consideration: Average school ratings may limit family tenant appeal