| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 65th | Good |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 320 S Citrus St, West Covina, CA, 91791, US |
| Region / Metro | West Covina |
| Year of Construction | 1973 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
320 S Citrus St West Covina Multifamily Value-Add
Neighborhood occupancy trends in the low-90s and a high-cost ownership market point to stable renter demand, based on CRE market data from WDSuite. For investors, that mix supports income durability while positioning 1970s vintage assets for renovation-driven upside.
Set within suburban West Covina in the Los Angeles-Long Beach-Glendale metro, the neighborhood scores A- overall and is above the metro median (rank 341 of 1,441), signaling balanced fundamentals for workforce and professional tenants. Amenity access is steady rather than dense, with restaurants and cafes available within short drives and pharmacies and parks benchmarking above national averages. Average school ratings around 3.5 out of 5 land in the top quartile nationally, a positive underpinning for family-oriented demand.
Multifamily performance indicators are competitive for Los Angeles: neighborhood occupancy is around 92% (mid-pack nationally), and median contract rents sit in the upper national percentiles, reinforcing pricing power for well-managed assets. The local housing stock skews owner-occupied, with roughly 27% of housing units renter-occupied, which points to a moderate—but committed—tenant base rather than transient demand.
Home values in the neighborhood rank in the top national percentiles, reflecting a high-cost ownership market; in practice, this sustains reliance on rental housing and supports lease retention for quality units. Rent-to-income metrics indicate manageable affordability pressure relative to area incomes, suggesting room for thoughtful revenue management without materially elevating turnover risk.
Demographic trends aggregated within a 3-mile radius show essentially flat population over the last five years alongside an increase in households and smaller average household sizes, expanding the pool of potential renters. Looking ahead to 2028, forecasts call for additional household growth, which should translate into a larger tenant base and support occupancy stability for well-located multifamily.
The property’s 1973 construction is older than the neighborhood’s average vintage (1995), implying capital planning needs but also clear value-add and modernization potential relative to newer competitive stock.
Safety benchmarks compare favorably: the neighborhood ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods (rank 518 of 1,441) and sits above the national average (around the 69th percentile), indicating lower crime exposure than many areas nationwide.
Recent year-over-year trends show double-digit decreases in both property and violent offense rates, placing improvement metrics in stronger national percentiles. While safety levels can vary block to block, these metro- and national-relative readings suggest a supportive backdrop for renter retention and leasing.
The location serves a diverse employment base, with commuting access to energy, logistics, aerospace/technology, waste services, and utility headquarters—drivers that underpin steady renter demand and retention.
- Chevron — energy (8.0 miles)
- Ryder Vehicle Sales — logistics & fleet (9.5 miles)
- United Technologies — aerospace & technology offices (10.9 miles)
- Edison International — utilities (11.0 miles) — HQ
- Waste Management — environmental services (12.5 miles)
320 S Citrus St is a 1973-vintage, 70-unit asset positioned in a suburban Los Angeles submarket where high home values and above-average school ratings support durable renter demand. Neighborhood occupancy trends hover near the national average while median rents are in upper national percentiles, creating a runway for operational optimization. The older vintage relative to the area’s 1990s average points to a straightforward value-add thesis—interior updates and systems modernization can enhance competitiveness against newer stock.
According to CRE market data from WDSuite, the neighborhood ranks above the metro median overall, with safety trending better than much of the nation and recent declines in both property and violent offenses. Within a 3-mile radius, households have increased and are projected to grow further, expanding the tenant base and supporting occupancy stability and lease retention for well-managed communities.
- High-cost ownership market sustains rental reliance and supports pricing power
- 1973 vintage offers clear value-add potential versus 1990s-average neighborhood stock
- Competitive safety profile with recent offense rate declines aids retention
- Household growth within 3 miles expands the tenant base and supports occupancy
- Risks: older systems and moderate amenity density require capex and proactive asset management