| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 54th | Good |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10344 Santa Gertrudes Ave, Whittier, CA, 90603, US |
| Region / Metro | Whittier |
| Year of Construction | 1997 |
| Units | 36 |
| Transaction Date | 2011-09-16 |
| Transaction Price | $6,000,000 |
| Buyer | Villas of Whittier Apartment |
| Seller | TK Infinity LLC |
10344 Santa Gertrudes Ave Whittier Multifamily Investment
Neighborhood occupancy has held near the mid-90s, signaling steady renter demand and lease retention potential, according to WDSuite’s CRE market data. An owner-leaning tenure mix nearby can temper depth but often supports stability for well-managed assets.
Situated in Whittier within the Los Angeles metro, the neighborhood rates B- and sits around the middle of the pack (rank 718 out of 1,441 metro neighborhoods). Restaurant density tests strong versus national norms (around the 90th percentile), while groceries are accessible and above average. By contrast, parks, cafes, and pharmacies are limited in the immediate area, so on-site amenities and walkable daily needs may be more constrained for residents.
Rents in the neighborhood benchmark high versus the nation (above the 90th percentile), yet the rent-to-income ratio is comparatively moderate, underpinning lease retention and manageable affordability pressure. Home values are elevated (also above the 90th percentile nationally), a high-cost ownership landscape that tends to reinforce reliance on multifamily rentals and supports pricing power when operations are disciplined.
The share of renter-occupied housing units in the neighborhood is under one-third, reflecting an owner-leaning base. For investors, that implies a shallower but potentially stickier renter pool; well-located, professionally managed properties can still capture demand from households prioritizing commute convenience and quality management. Within a 3-mile radius, demographics indicate stable to rising incomes and an expected increase in households alongside smaller household sizes over the next few years, which can expand the local tenant base even if population growth is subdued. These patterns align with multifamily property research from WDSuite indicating steady neighborhood occupancy and competitive net operating income per unit (top quintile nationally).
Schools average around 3 out of 5 and childcare access is robust relative to national peers, which can aid retention for family renters. Overall, the location is competitive among Los Angeles neighborhoods for working households who value proximity to jobs and daily services, with the caveat that certain lifestyle amenities may require short drives.
Comparable neighborhood crime data is not available in WDSuite for this location at this time. Investors typically benchmark neighborhood trends against city and metro context when data becomes available and should incorporate standard diligence to assess safety patterns over time.
- LKQ — automotive parts distribution (3.6 miles)
- International Paper — packaging and paper (4.7 miles)
- Time Warner Business Class — telecom services (6.4 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (7.3 miles)
- Coca-Cola Downey — beverage operations (7.7 miles)
Nearby employers span automotive distribution, packaging, telecom, defense, and beverage operations—an employment base that supports workforce housing demand and commute convenience for renters.
Built in 1997, the asset is slightly newer than the neighborhood’s average stock, providing competitive positioning versus older product while leaving room for targeted value-add and systems modernization to drive rent premiums. Neighborhood occupancy is solid and rents benchmark high nationally, but rent-to-income levels remain comparatively manageable—conditions that support pricing power without overextending residents. Elevated home values in the area further sustain renter reliance on multifamily housing, while an owner-leaning tenure mix suggests demand should concentrate in well-managed, well-located communities.
Within a 3-mile radius, incomes are strong and households are projected to increase even as average household size trends lower, which generally expands the renter pool and supports occupancy stability. According to commercial real estate analysis from WDSuite, the neighborhood’s NOI per unit trends in the top quintile nationally and occupancy is above many U.S. neighborhoods—positive context for long-term hold strategies, with attention to amenity trade-offs.
- 1997 vintage offers competitive standing versus older stock with value-add potential through selective renovations.
- Solid neighborhood occupancy and elevated home values reinforce durable rental demand and pricing power.
- Growing household counts within 3 miles and rising incomes support a larger tenant base and lease retention.
- Neighborhood NOI per unit ranks among top national cohorts, according to WDSuite data context.
- Risks: owner-leaning tenure may limit immediate renter depth; limited nearby parks/pharmacies could shift amenity expectations to on-site offerings.