| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 54th | Good |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10350 Santa Gertrudes Ave, Whittier, CA, 90603, US |
| Region / Metro | Whittier |
| Year of Construction | 1997 |
| Units | 36 |
| Transaction Date | 2004-10-08 |
| Transaction Price | $5,800,000 |
| Buyer | Russell W & Marcia A Bill |
| Seller | Santa Gertrudes Partners, |
10350 Santa Gertrudes Ave, Whittier CA Multifamily Investment
Stabilized renter demand in an owner-leaning pocket of Whittier supports steady operations, according to WDSuite’s CRE market data, with neighborhood occupancy trending above many U.S. areas and home values that keep reliance on rentals elevated. Built in 1997, the asset’s vintage is slightly newer than the neighborhood norm, aiding competitive positioning versus older stock.
This Urban Core neighborhood in Whittier shows balanced fundamentals for multifamily investors. Neighborhood occupancy is 94.9% (for the neighborhood, not the property) and sits in the 70th percentile nationally, indicating comparatively stable leasing conditions based on CRE market data from WDSuite. The area’s renter-occupied share is 28.3%, reflecting an owner-leaning housing base; for investors, that often translates to a dependable but measured renter pool with less turnover pressure.
Amenities are mixed. Restaurants per square mile rank in the 91st percentile nationally, yet parks, pharmacies, and cafes are limited locally. Childcare density is a relative strength (95th percentile nationally), which can support family-oriented renter retention. Average school ratings hover around 3.0 out of 5 and sit modestly above national median performance (61st percentile), providing a neutral but serviceable education context.
Relative value dynamics favor rentals. Median home values are elevated compared with most U.S. neighborhoods (93rd percentile nationally), and the value‑to‑income ratio also trends high (91st percentile nationally). For investors, a high-cost ownership market typically sustains rental demand and supports lease retention. At the same time, the neighborhood’s rent-to-income ratio sits near the lower quartiles nationally, suggesting manageable affordability pressure that can aid renewal rates and stabilize collections.
Demographic statistics aggregated within a 3-mile radius show households edging higher even as population is essentially flat to slightly down in recent years, with projections calling for continued household growth and smaller average household sizes. For multifamily, that points to a gradually expanding tenant base and supports occupancy durability. The subject property’s 1997 construction is slightly newer than the neighborhood average vintage (1994), a positioning edge versus older stock while still warranting selective system upgrades or modernization to capture value-add upside.
Neighborhood-level public safety benchmarks specific to this area are not available in WDSuite’s dataset for the current period. Investors typically compare city and county trendlines, police-reported statistics, and property-level incident histories to contextualize risk. Given the broader Los Angeles-Long Beach-Glendale metro dynamics, a prudent approach is to underwrite with local trend data, on-site management practices, lighting and access controls, and neighboring asset benchmarks rather than block-level assumptions.
Proximity to a diversified employment base helps support renter demand and commute convenience. Notable nearby employers include LKQ, International Paper, Time Warner Business Class, Raytheon Public Safety RTC, and Edison International.
- LKQ — auto parts distribution (3.6 miles)
- International Paper — packaging & paper products (4.8 miles)
- Time Warner Business Class — telecommunications services (6.4 miles)
- Raytheon Public Safety RTC — technology & training facility (7.3 miles)
- Edison International — utilities & energy (9.2 miles) — HQ
The 36‑unit asset at 10350 Santa Gertrudes Ave benefits from steady neighborhood occupancy and an owner-leaning housing mix that can stabilize tenant tenure. Elevated home values across the neighborhood and broader Los Angeles metro context reinforce reliance on rentals, while rent-to-income dynamics suggest manageable affordability pressure that can aid renewals. According to CRE market data from WDSuite, the neighborhood’s restaurant density outperforms nationally even as parks and cafes are limited, which points to solid daily-life conveniences with some amenity gaps to underwrite.
Constructed in 1997, the property is slightly newer than the local average, offering competitive positioning versus older stock and selective value‑add potential through unit and system updates. Within a 3‑mile radius, household counts are projected to grow as average household size declines, signaling a broader renter pool and supporting occupancy stability over time. Key risks include amenity scarcity in certain categories and a modest renter-occupied share, both of which warrant attention to leasing strategy and product differentiation.
- Steady neighborhood occupancy supports leasing stability (neighborhood metric, not property)
- High-cost ownership market reinforces rental demand and retention
- 1997 vintage offers competitive positioning with targeted value‑add upside
- 3‑mile household growth and smaller household sizes expand the renter pool
- Risk: limited parks/cafes and modest renter share require focused leasing strategy