| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 51st | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3401 S Sentous Ave, West Covina, CA, 91792, US |
| Region / Metro | West Covina |
| Year of Construction | 1980 |
| Units | 104 |
| Transaction Date | 2013-02-26 |
| Transaction Price | $55,575,555 |
| Buyer | LA PALMA ROYAL LLC |
| Seller | FORCE LA PALMA INVESTORS LLC |
3401 S Sentous Ave West Covina Multifamily Investment
This 104-unit property built in 1980 sits in a neighborhood where occupancy exceeds 96% and median household income has climbed 38% over five years, according to CRE market data from WDSuite.
3401 S Sentous Ave occupies an Urban Core neighborhood in West Covina rated A– among 1,441 neighborhoods across the Los Angeles-Long Beach-Glendale metro. Neighborhood-level occupancy stands at 96.8%, placing this submarket in the 82nd percentile nationally and well above typical metro averages—a sign of stable absorption and limited near-term vacancy risk. Median contract rent of $2,142 ranks in the top quartile among metro neighborhoods and has grown 33% over the past five years, reflecting sustained pricing power and renter willingness to pay.
The property was built in 1980, slightly older than the neighborhood average construction year of 1986. For value-add investors, this vintage suggests potential upside through unit renovations, common-area upgrades, or energy-efficiency retrofits that can justify rent premiums and improve retention. Approximately 39% of housing units in the neighborhood are renter-occupied, creating a meaningful tenant base while the owner-occupied majority supports neighborhood stability. Within a three-mile radius, the population totals roughly 119,400, with households averaging 3.5 members and median household income at $97,784—up 34% since 2018. Projections through 2028 anticipate median income rising to $124,899 and median rent climbing to $2,831, signaling continued demand for workforce housing.
Median home values in the neighborhood are approximately $597,647 and have appreciated 33% over five years. These elevated ownership costs reinforce reliance on rental housing, limiting accessibility to ownership and supporting sustained multifamily demand. The rent-to-income ratio of 0.25 sits in the lower half nationally, indicating that rents remain manageable relative to incomes and reducing turnover risk for investors focused on lease retention.
Amenity density ranks in the 76th percentile nationally, with 5.6 grocery stores and 9.9 restaurants per square mile supporting everyday tenant convenience. Cafe and pharmacy access also score in the top decile nationwide. Average school ratings of 2.5 out of 5 place the neighborhood near the metro median, a neutral factor for family-oriented renters. Transit and walkability reflect typical suburban patterns for the region, with most tenants relying on personal vehicles for commuting and errands.
Crime metrics for this West Covina neighborhood rank 394th among 1,441 metro neighborhoods, placing it in the 75th percentile nationally—above the metro average and competitive with many established submarkets. Property-offense rates are estimated at approximately 120 incidents per 100,000 residents, which ranks in the 64th percentile nationwide, while violent-offense rates stand at roughly 13 per 100,000, ranking in the 65th percentile. Both property and violent crime have declined year-over-year—property offenses down 36% and violent offenses down 64%—trends that compare favorably to many urban and inner-suburban neighborhoods across the Los Angeles metro.
For multifamily investors, these figures suggest a stable environment that supports tenant retention and reduces insurance or security costs. While no neighborhood is uniform at the parcel level, the overall trajectory and relative standing indicate lower risk compared to higher-crime submarkets within the region.
The property benefits from proximity to a diversified corporate employment base anchored by aerospace, utilities, and logistics employers that support steady workforce housing demand. Key nearby offices include:
- United Technologies — aerospace & defense (7.3 miles)
- Ryder Vehicle Sales — commercial fleet services (8.6 miles)
- Chevron — energy (9.1 miles)
- Edison International — electric utility (11.6 miles) — HQ
- Waste Management — environmental services (11.4 miles)
This 104-unit asset in West Covina offers a combination of stable neighborhood-level occupancy above 96%, strong rent growth over the past five years, and a household income base that has expanded 38% since 2018. The property's 1980 construction date positions it as a value-add candidate: targeted renovations and unit upgrades can capture the pricing power already evident in a submarket where median rents rank in the top quartile among metro neighborhoods. Elevated home values—median $597,647—reinforce rental demand by limiting ownership accessibility, while manageable rent-to-income ratios reduce affordability pressure and support lease retention.
Demographic projections through 2028 point to continued household income growth and rising median rents, driven by a stable population base within a three-mile radius and a diversified employment corridor anchored by aerospace, utilities, and logistics employers. According to commercial real estate analysis from WDSuite, the neighborhood's crime trends have improved year-over-year, and amenity density ranks in the top quartile nationally, both factors that enhance tenant appeal. Investors should weigh near-term capital expenditure needs typical of early-1980s vintage against the opportunity to reposition units and capture upside in a market with demonstrated pricing power and occupancy stability.
- Neighborhood-level occupancy exceeds 96%, ranking in the 82nd percentile nationally
- Median rents have grown 33% over five years and rank in the top quartile among 1,441 metro neighborhoods
- Household income up 38% since 2018, with projections to $124,899 by 2028 supporting continued rent growth
- 1980 vintage presents value-add opportunity through unit renovations and common-area upgrades
- Older construction requires capital planning for deferred maintenance and system replacements