| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 41st | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1330 S Sunset Ave, West Covina, CA, 91790, US |
| Region / Metro | West Covina |
| Year of Construction | 1978 |
| Units | 44 |
| Transaction Date | 2004-03-29 |
| Transaction Price | $4,200,000 |
| Buyer | ARAKELIAN REAL ESTATE LLC |
| Seller | ARAKELIAN RONALD J |
1330 S Sunset Ave West Covina Multifamily Investment
Neighborhood occupancy trends near the mid-90s suggest steady leasing conditions, while elevated home values across the Los Angeles metro help sustain renter demand, according to WDSuite’s CRE market data.
This Inner Suburb neighborhood carries a B+ rating and is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 511 of 1,441), based on CRE market data from WDSuite. Neighborhood occupancy is in the mid-90s, indicating generally stable tenant retention, and local NOI per unit sits in the upper quartile nationally, a positive signal for operating performance relative to peer areas.
Day-to-day convenience is a strength: grocery, pharmacy, and restaurant access rank in the upper national percentiles, while parks are also above average. Cafe density is limited. Average school ratings trend below the national midpoint, which may influence family-driven demand but is often less decisive for workforce-focused assets.
Constructed in 1978, the property is slightly newer than the neighborhood’s average vintage (1973). For investors, this suggests somewhat better competitive positioning versus older stock, while still warranting capital planning for aging systems or targeted renovations to support rentability and reduce maintenance risk.
Renter-occupied housing accounts for roughly one-quarter to one-third of local units (neighborhood renter concentration about 26%), implying a moderate tenant base for multifamily. Within a 3-mile radius, the population has edged down over the past five years, but household counts have inched higher and are projected to grow further as average household size declines. This shift can expand the renter pool even as population trends soften, supporting occupancy stability and broadening demand for rental units.
Affordability dynamics favor rental. Elevated home values relative to incomes (top decile nationally) reinforce reliance on multifamily housing, while neighborhood rents are also high by national standards. For operators, this combination can support pricing power, though it warrants attention to rent-to-income ratios and lease management to mitigate retention risk.
Safety indicators are mixed relative to regional and national benchmarks. The neighborhood ranks toward the higher-crime side within the Los Angeles metro (ranked 1,094 of 1,441 metro neighborhoods), and national comparisons place overall safety below the midpoint. Recent trends are nuanced: property offense rates have improved year over year, while violent offense measures moved unfavorably. Investors should underwrite with conservative assumptions and align security, lighting, and access controls with standard Los Angeles suburban practices.
Nearby corporate nodes provide a diversified employment base that supports renter demand through commute convenience, notably in energy, utilities, manufacturing, and distribution. Notable employers include Chevron, Edison International, International Paper, United Technologies, and LKQ.
- Chevron — energy (4.7 miles)
- Edison International — utilities (7.6 miles) — HQ
- International Paper — packaging & paper (10.0 miles)
- United Technologies — aerospace & industrial (11.3 miles)
- LKQ — auto parts distribution (11.6 miles)
1330 S Sunset Ave offers scale at 44 units in a West Covina submarket where neighborhood occupancy is in the mid-90s and daily-life amenities are strong. Elevated ownership costs across the area help sustain multifamily demand, and neighborhood NOI per unit benchmarks in the upper national quartile. The 1978 vintage is slightly newer than the local average, giving a modest competitive edge versus older stock while still calling for targeted modernization to support rentability and operating reliability.
Within a 3-mile radius, household counts have risen despite modest population contraction, and projections indicate continued household growth alongside smaller average household size—factors that can broaden the renter pool and support occupancy. High national-percentile rents and incomes point to a viable tenant base, though affordability pressure requires thoughtful lease management; these dynamics are consistent with Los Angeles metro patterns, according to CRE market data from WDSuite.
- Mid-90s neighborhood occupancy and strong amenity access support leasing stability.
- Elevated home values reinforce renter reliance on multifamily, aiding pricing power.
- 1978 vintage is slightly newer than area average, with value-add via selective system upgrades.
- 3-mile household growth and shrinking household size expand the prospective renter base.
- Risks: below-median safety metrics and affordability pressure warrant conservative underwriting and retention-focused operations.