| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 46th | Fair |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10640 Colima Rd, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1972 |
| Units | 94 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10640 Colima Rd Whittier Multifamily Investment
This 94-unit property benefits from strong neighborhood occupancy at 96.6% and above-average net operating income per unit according to CRE market data from WDSuite.
Located in Whittier's Urban Core neighborhood, this area ranks in the top quartile nationally for housing metrics among 1,491 metro neighborhoods. The neighborhood maintains strong fundamentals with 96.6% occupancy rates and median contract rents of $1,640, reflecting stable rental demand in this established Los Angeles County submarket.
Built in 1972, this property aligns with the neighborhood's average construction year of 1983, presenting potential value-add opportunities through strategic renovations and unit upgrades. The area's rental housing comprises 40.5% of total units, creating a substantial tenant base within the 3-mile radius where demographics show a population of approximately 162,000 residents.
The neighborhood demonstrates solid affordability dynamics with a rent-to-income ratio ranking in the 65th percentile nationally. Median household income of $107,523 supports rental demand, while home values averaging $630,216 maintain the rental market's competitiveness against ownership alternatives. Schools average 3.5 out of 5 stars, ranking in the 73rd percentile nationally, contributing to family retention in the area.
Demographic projections within the 3-mile radius indicate household income growth to $140,649 by 2028, representing a 36.5% increase from current levels. This income expansion, combined with forecast rent growth to $2,409, suggests strengthening fundamentals for multifamily properties in the submarket.
The neighborhood's safety profile shows mixed trends that warrant investor attention. Property crime rates of 334 incidents per 100,000 residents place the area near the metro median among 1,491 neighborhoods, with recent data showing a 28.5% decrease in property offenses year-over-year, ranking in the 72nd percentile nationally for improvement.
Violent crime rates remain relatively low at 80 incidents per 100,000 residents, though recent increases of 63% year-over-year place this metric in the 24th percentile nationally. Investors should monitor these trends as part of ongoing property management and tenant retention strategies, while noting that overall crime metrics rank the neighborhood around the metro median for safety considerations.
The property benefits from proximity to major corporate employers within the greater Los Angeles industrial corridor, supporting workforce housing demand from nearby office and manufacturing operations.
- LKQ — automotive parts distribution (2.3 miles)
- International Paper — manufacturing and packaging (3.6 miles)
- Time Warner Business Class — telecommunications services (5.3 miles)
- Raytheon Public Safety RTC — defense and aerospace (5.9 miles)
- Coca-Cola Downey — beverage manufacturing (6.4 miles)
This 94-unit property in Whittier presents a compelling value-add opportunity within Los Angeles County's established rental market. The 1972 construction year positions the asset for strategic renovations and unit improvements, while neighborhood occupancy rates of 96.6% demonstrate consistent rental demand. Net operating income per unit averaging $9,693 ranks in the 78th percentile nationally, indicating solid operational performance relative to comparable markets.
Demographic trends within the 3-mile radius support long-term rental demand, with projected household income growth of 36.5% to $140,649 by 2028. The area's rent-to-income ratio of 18% suggests sustainable affordability for tenants, while proximity to major employers including LKQ, International Paper, and defense contractors provides workforce housing demand. Home values averaging $630,216 maintain rental market competitiveness against ownership alternatives.
- Strong neighborhood occupancy at 96.6% with above-average NOI per unit
- Value-add potential through strategic renovations of 1972-vintage units
- Projected 36.5% household income growth supporting rent growth to $2,409
- Proximity to major employers including LKQ and International Paper
- Risk consideration: Recent 63% increase in violent crime rates requires monitoring