| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 54th | Good |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10522 Santa Gertrudes Ave, Whittier, CA, 90603, US |
| Region / Metro | Whittier |
| Year of Construction | 1973 |
| Units | 120 |
| Transaction Date | 2009-11-01 |
| Transaction Price | $17,750,000 |
| Buyer | JSP Kendallwood LLC |
| Seller | NNC Kendallwood LLC |
10522 Santa Gertrudes Ave, Whittier Multifamily Investment
Neighborhood occupancy is in the mid-90% range and median rents trend high for the metro, supporting durable renter demand according to WDSuite’s CRE market data.
Located in Whittier within the Los Angeles-Long Beach-Glendale metro, the area around 10522 Santa Gertrudes Ave shows steady renter demand with the neighborhood’s occupancy near the mid-90% range and a renter-occupied share around the low-30s, indicating a tenant base supported by a predominantly owner-heavy area. Median contract rents are competitive among 1,441 metro neighborhoods (ranked 483 of 1,441) and sit in the top decile nationally, which can support pricing power when paired with careful lease management, based on CRE market data from WDSuite.
Livability fundamentals are mixed but serviceable for workforce households. Restaurants per square mile are high (top decile nationally), and grocery access is strong (upper quartile nationally). Childcare density is also strong (upper tail nationally), while cafes and dedicated parks are limited within neighborhood boundaries. Average school ratings sit modestly above national midline, which can aid leasing to family renters without being a primary draw.
The asset’s 1973 vintage is older than the area’s average construction year (1994; rank 96 of 1,441), pointing to potential capital expenditure needs and value-add opportunities to improve competitiveness against newer product. Average unit size of roughly 845 square feet aligns with typical demand for 1–2 bedroom layouts in this part of Los Angeles County.
Demographics aggregated within a 3-mile radius point to a stable-to-evolving renter pool: households have inched up recently and are projected to rise further as average household size trends lower, even as total population is expected to edge down. This shift typically expands the number of renting households and can support occupancy stability and absorption for well-located multifamily properties.
Home values are elevated (upper decile nationally), which tends to reinforce reliance on rental housing and support retention for quality multifamily assets. With a rent-to-income ratio around the low-20% range, affordability pressure appears manageable for many local households, suggesting potential for steady lease performance with prudent renewal strategies.
Neighborhood-level crime data for this area are not available in WDSuite at this time. Investors typically benchmark safety using city and metro trends and corroborate with local sources and management reports before underwriting. Use a comparative lens across Los Angeles-Long Beach-Glendale submarkets to contextualize leasing and retention expectations.
Nearby corporate employers help underpin renter demand through commute convenience and a diversified employment base. The list below highlights notable employers within approximately 3–10 miles that can support leasing and retention.
- LKQ — auto parts distribution (3.5 miles)
- International Paper — packaging and paper (4.8 miles)
- Time Warner Business Class — telecom services (6.3 miles)
- Raytheon Public Safety RTC — defense & engineering (7.2 miles)
- Edison International — utilities (9.3 miles) — HQ
This 120-unit, 1973-vintage property offers scale in a submarket where neighborhood occupancy sits around the 70th national percentile and median rents are competitive among Los Angeles metro neighborhoods, according to CRE market data from WDSuite. Elevated local home values support sustained reliance on rentals, and the 3-mile area shows an increase in households alongside smaller household sizes, which can expand the tenant base even if population growth is muted.
Given its older vintage, the asset presents value-add and capital planning angles to enhance positioning versus newer stock. Amenity access favors restaurants, childcare, and groceries, supporting day-to-day livability for workforce renters. Key risks include modest amenity gaps (limited parks and cafes), slightly softening neighborhood occupancy versus five years ago, and the need to budget for modernization to remain competitive.
- Occupancy in the 70th national percentile supports stable cash flow potential
- Elevated regional home values reinforce multifamily demand and lease retention
- 1973 vintage enables value-add and systems modernization strategies at scale (120 units)
- Household growth and smaller household sizes within 3 miles enlarge the renter pool over time
- Risks: amenity gaps (parks/cafes), slight occupancy slippage vs. prior period, and capex needs for an older asset