| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 33rd | Poor |
| Amenities | 11th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2601 E Valley Blvd, West Covina, CA, 91792, US |
| Region / Metro | West Covina |
| Year of Construction | 1978 |
| Units | 76 |
| Transaction Date | 2008-01-01 |
| Transaction Price | $12,450,000 |
| Buyer | Guadagno Living Trust |
| Seller | Redfern Family Trust |
2601 E Valley Blvd, West Covina Multifamily Investment
Neighborhood occupancy remains tight, supporting stable leasing conditions for a 76-unit asset, according to WDSuite’s CRE market data. These dynamics indicate resilient renter demand in West Covina rather than property-specific performance.
Situated in West Covina within Los Angeles County’s eastern inner suburbs, the property benefits from a renter base supported by strong employment access and high-cost ownership dynamics nearby. Neighborhood occupancy trends are solid (top quartile nationally), pointing to steady absorption and retention potential for professionally managed multifamily, based on CRE market data from WDSuite.
Renter-occupied share within a 3-mile radius is about one-third of units, indicating a defined but selective tenant pool that can support stabilized operations when paired with effective leasing and renewals. Median household incomes in the neighborhood track above national norms, which can help sustain rent levels, while elevated home values in the area signal a high-cost ownership market that tends to reinforce reliance on multifamily housing.
The asset’s 1978 vintage is older than the neighborhood’s predominantly newer stock, creating a practical path for value-add through interior upgrades, system modernization, and exterior improvements. In this context, targeted capital programs can improve competitive positioning against 2010s-era product while keeping an eye on costs that meaningfully impact unit turns and long-term maintenance.
Amenity density is limited within the immediate neighborhood cluster (few daily-needs options per square mile), though restaurant availability compares reasonably well versus national benchmarks. Average school ratings in the area trend below national percentiles, which is a consideration for family-oriented leasing strategies, but does not preclude workforce demand given regional job access.
Neighborhood safety indicators are around the metro median among 1,441 Los Angeles–area neighborhoods and slightly above the national midpoint, according to WDSuite’s data. Recent trends show a meaningful decline in property-related offenses year over year, suggesting improving conditions relative to prior periods.
Investors should interpret these as area-level signals rather than block-level guarantees; ongoing monitoring and on-site measures (lighting, access control, coordination with local resources) remain important for tenant experience and retention.
Proximity to diversified corporate employers supports a stable workforce renter base and commute convenience for residents. Nearby employment includes United Technologies, Ryder Vehicle Sales, Chevron, LKQ, and Edison International.
- United Technologies — diversified industrial (6.6 miles)
- Ryder Vehicle Sales — transportation services (9.0 miles)
- Chevron — energy offices (9.1 miles)
- LKQ — automotive parts (10.8 miles)
- Edison International — utilities (11.5 miles) — HQ
This 76-unit, 1978-vintage asset offers a straightforward value-add thesis in a submarket where neighborhood occupancy trends remain strong and homeownership costs are elevated. According to CRE market data from WDSuite, the surrounding neighborhood posts tight occupancy and above-average incomes, supporting rent durability and renewal potential. The property’s older vintage versus newer local stock creates room for systematic upgrades that can enhance competitiveness while focusing on efficient turns and durable finishes.
Within a 3-mile radius, forecasts indicate an increase in households even as overall population drifts modestly lower, implying smaller household sizes and a broader renter pool over time. Combined with a high-cost ownership environment and steady employer access, these dynamics support demand depth and occupancy stability, balanced by prudent attention to capital planning and family-amenity sensitivity.
- Tight neighborhood occupancy supports stable leasing and renewals
- 1978 vintage provides clear value-add and systems-upgrade pathway
- Elevated ownership costs reinforce reliance on multifamily housing
- 3-mile area household growth broadens the tenant base over time
- Risks: lower school ratings and limited nearby amenities require targeted leasing and resident-experience strategies