| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 51st | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3839 Amanda St, West Covina, CA, 91792, US |
| Region / Metro | West Covina |
| Year of Construction | 1983 |
| Units | 104 |
| Transaction Date | 2014-05-22 |
| Transaction Price | $7,560,075 |
| Buyer | LA PALMA ROYAL LLC |
| Seller | FORCE LA PALMA INVESTORS LLC |
3839 Amanda St West Covina Multifamily Opportunity
Neighborhood occupancy has held in the upper-90s, supporting income stability, according to WDSuite’s CRE market data. These indicators reflect neighborhood conditions rather than the property itself and point to durable renter demand in a high-cost ownership market.
The property sits in a Los Angeles metro neighborhood rated A- and ranked 329 out of 1,441, placing it above the metro median. Amenity access is a relative strength: the area is top quartile nationally for overall amenities, with grocery and restaurant density in the 90th–97th national percentiles. Parks and pharmacies also rank around the 90th percentile, while formal childcare options are limited. Average school ratings sit near the national midpoint, suggesting families may prioritize specific school choices within the district.
For investors focused on income durability, neighborhood multifamily occupancy is in the low-to-upper 90s and ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods (top 40% among 1,441). Effective rents in the neighborhood have risen meaningfully over the last five years, supporting pricing power, and neighborhood NOI per unit performance trends above national norms. Home values are elevated for the region, reinforcing reliance on rental housing and aiding lease retention for well-managed assets.
Tenure patterns indicate a moderate renter-occupied share (about one-third of housing units), providing a defined but stable tenant base. Within a 3-mile radius, households have inched higher even as total population edged down slightly—an indication of smaller household sizes and demand that can favor well-configured apartments. Looking ahead, forecasts show more households and smaller average household sizes through the period cited, which can expand the renter pool and support occupancy stability for professionally operated properties.
The asset’s 1983 construction is slightly older than the neighborhood average vintage. That positioning typically warrants targeted capital planning (exteriors, common areas, and building systems) and can unlock value-add upside relative to newer competition, especially where amenity access and neighborhood fundamentals are strong.
Safety trends compare favorably versus national medians. Overall crime conditions sit around the 75th national percentile (safer than many neighborhoods nationwide), with violent and property offense profiles near the mid-60s percentiles nationally. Recent year-over-year estimates indicate meaningful declines in both violent and property offenses, pointing to an improving trend at the neighborhood level within the Los Angeles metro.
The surrounding employment base includes regional corporate offices that support commuter demand and leasing stability for workforce housing, including United Technologies, Ryder Vehicle Sales, Chevron, Waste Management, and Edison International.
- United Technologies — corporate offices (7.2 miles)
- Ryder Vehicle Sales — transportation services (8.6 miles)
- Chevron — energy offices (9.1 miles)
- Waste Management — environmental services (11.4 miles)
- Edison International — utilities holding company (11.6 miles) — HQ
3839 Amanda St offers scale (104 units) in a neighborhood with sustained renter demand, strong amenity access, and occupancy that trends above many peer locations. Based on commercial real estate analysis from WDSuite, elevated home values and rising household incomes at the neighborhood level support pricing power and lease retention potential. The 1983 vintage may benefit from targeted renovations, creating an avenue to enhance competitiveness versus newer stock while leveraging stable occupancy conditions.
Within a 3-mile radius, households are increasing even as average household size trends lower, which can expand the renter pool and support absorption, particularly for efficient unit mixes. While population is projected to edge lower, forecasts point to higher household incomes and continued rent growth in the surrounding area, which supports revenue management and renewal strategies.
- Neighborhood occupancy and amenity access support income stability and leasing velocity.
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power and retention.
- 1983 vintage presents value-add potential through targeted systems and common-area updates.
- Risk: modest population softening and average school ratings warrant conservative underwriting and focused leasing strategy.