| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 43rd | Fair |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10612 Mills Ave, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1988 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10612 Mills Ave Whittier 31-Unit 1988 Investment
Neighborhood occupancy has remained resilient and ownership costs are high for the area, pointing to durable renter demand according to WDSuite’s CRE market data.
Located in Whittier’s inner suburban fabric of Los Angeles County, the area surrounding 10612 Mills Ave shows stable renter demand with the neighborhood s occupancy trending in the upper range versus national norms. This figure reflects neighborhood dynamics, not the property, and suggests support for steady leasing.
Local amenities skew toward essentials: grocery and park access rank strong nationally, while cafes and pharmacies are sparse. Average school ratings sit modestly above national midpoints. For investors, this mix supports day-to-day livability and retention, with fewer discretionary destinations within immediate walking distance.
Home values in the neighborhood are elevated relative to incomes, a high-cost ownership context that typically sustains reliance on rental housing and can reinforce pricing power for well-positioned assets. At the same time, the share of housing units that are renter-occupied in the neighborhood is lower than many Los Angeles submarkets, implying a more owner-heavy blockface and a more selective but potentially stable renter pool for multifamily.
Demographic statistics aggregated within a 3-mile radius indicate households have inched up even as population has edged lower, with smaller average household sizes. For multifamily, that combination points to a broader tenant base over time and support for occupancy stability. The property 201988 vintage is newer than the neighborhood 20average construction year, suggesting relative competitiveness versus older stock, while still warranting attention to aging systems and targeted value-add.
Safety patterns should be viewed comparatively at the neighborhood level. The area tracks close to national midpoints overall, with property and violent offense measures below the national percentile midline (lower percentiles indicate comparatively higher incident rates). Importantly, recent year-over-year trends show improvement in both categories, placing the neighborhood above many peers for momentum. All figures reference the neighborhood among 1,441 Los Angeles metro neighborhoods and compare to neighborhoods nationwide; they are not property-specific.
Nearby employers span auto parts distribution, packaging, defense/public safety technology, telecommunications, and beverages 4 the mix supports workforce housing demand and commute convenience for renters likely to value proximity to industrial and office corridors.
- LKQ 20 2D auto parts distribution (1.8 miles)
- International Paper 20 2D packaging & paper (2.4 miles)
- Raytheon Public Safety RTC 20 2D defense/public safety tech (4.5 miles)
- Time Warner Business Class 20 2D telecommunications (4.8 miles)
- Coca 2DCola Downey 20 2D beverages (5.0 miles)
This 31 2Dunit, 1988 asset sits in an owner 2Dleaning neighborhood where elevated home values and steady neighborhood occupancy support ongoing renter demand. Essentials 2Dheavy amenities (notably groceries and parks) and access to diversified employment nodes underpin retention, while a slightly newer vintage than the area 27s average positions the property competitively versus older stock 2D 2Dthough selective modernization should be expected as systems age. Based on commercial real estate analysis from WDSuite, the neighborhood 27s rent levels and rent 2Dto 2Dincome positioning align with sustained leasing potential rather than aggressive outlier pricing.
Within a 3 2Dmile radius, households have grown even as population has softened and average household size has declined, expanding the potential renter pool and supporting occupancy stability. Risks to underwrite include a thinner renter concentration at the immediate neighborhood scale and a limited walkable mix of discretionary amenities; improving safety trends and proximity to employers help balance these considerations.
- Elevated ownership costs sustain rental reliance and pricing power
- Neighborhood occupancy remains solid relative to national norms
- 1988 vintage offers competitive positioning with targeted value 2Dadd potential
- Diverse nearby employers support leasing and retention
- Risks: lower renter 2Doccupied share locally and fewer walkable discretionary amenities