| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 54th | Good |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10444 Virginia Ave, Whittier, CA, 90603, US |
| Region / Metro | Whittier |
| Year of Construction | 1979 |
| Units | 43 |
| Transaction Date | 2004-02-06 |
| Transaction Price | $4,640,000 |
| Buyer | SIROTT STANLEY A |
| Seller | EMIGH WAYNE D |
10444 Virginia Ave Whittier Multifamily Investment
Neighborhood occupancy in the mid-90s suggests steady leasing and cash flow potential, according to WDSuite s commercial real estate analysis. Renter demand is reinforced by a high-cost ownership market in Whittier and broader Los Angeles County.
Positioned in Whittier within the Los Angeles-Long Beach-Glendale metro, the neighborhood rates B- and sits around the metro median overall (ranked 718 of 1,441 metro neighborhoods). Housing fundamentals are comparatively strong: housing quality indicators are top quartile nationally, and neighborhood occupancy trends are above national averages, supporting stable multifamily performance based on CRE market data from WDSuite.
Local livability is balanced for renters. Restaurants are dense relative to national norms (top decile nationally), while groceries are above average. By contrast, cafes, parks, and pharmacies register limited concentration locally. Childcare access stands out in the top percentile tier (about 95th nationally), and schools average roughly 3 out of 5 (above the national median), which can aid retention for family-oriented renters.
Rents in the neighborhood trend well above national medians (about the 92nd percentile), while the rent-to-income ratio sits in a lower national percentile, indicating comparatively manageable rent burdens that can support lease retention. Elevated home values (around the 93rd national percentile) and a high value-to-income ratio (about the 91st percentile) point to a high-cost ownership market, which typically sustains reliance on rental housing and underpins demand depth for multifamily.
Demographic indicators within a 3-mile radius show a larger, higher-income renter pool relative to many U.S. areas, with household counts increasing even as overall population edges lower—signaling smaller household sizes and a diversified tenant base. The area’s building stock trends newer than many neighborhoods nationally (construction year average ranks 96th of 1,441 in the metro and sits in the upper national percentiles), which supports competitive positioning for renovated assets and contemporary amenities.
Standardized neighborhood safety metrics are not available in WDSuite for this location. Investors typically compare city and county trend lines and consult multiple sources to gauge relative safety over time, using a consistent framework across Los Angeles neighborhoods for underwriting assumptions.
Proximity to a diverse employment base supports renter demand and commute convenience, with nearby corporate offices spanning auto parts, packaging, telecom, and aerospace & defense. The following employers are within a practical commute and help anchor leasing fundamentals in the submarket.
- LKQ — auto parts distribution (3.7 miles)
- International Paper — packaging & paper (4.96 miles)
- Time Warner Business Class — telecommunications offices (6.48 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (7.45 miles)
- United Technologies — aerospace & industrial offices (7.61 miles)
10444 Virginia Ave is a 43-unit multifamily asset in Whittier, California, positioned in a neighborhood with above-national occupancy and strong housing fundamentals that support durable leasing. According to CRE market data from WDSuite, neighborhood rents sit well above national medians while rent-to-income levels remain comparatively manageable, a combination that supports pricing power without overextending retention risk. Elevated ownership costs in the area further reinforce reliance on rentals, sustaining a broad tenant base.
Built in 1979, the property is older than the area s generally newer stock, creating clear value-add and capital planning angles for systems, interiors, and curb appeal. Average unit sizes near 800 square feet provide functional layouts for renters, and a renter concentration near one-third of units within a 3-mile radius indicates demand depth without oversaturation. Forward demographic signals within that 3-mile radius show household growth and higher incomes, implying a larger tenant base and support for occupancy stability over the hold period.
- Stable neighborhood occupancy and top-quartile housing indicators support consistent leasing
- High-cost ownership market sustains rental reliance and demand depth
- 1979 vintage offers value-add potential versus newer competitive stock
- Growing, higher-income households within 3 miles bolster tenant base and retention
- Risk: limited nearby parks/cafes may modestly temper lifestyle appeal versus denser LA submarkets