| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 31st | Poor |
| Amenities | 54th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10850 Laurel Ave, Whittier, CA, 90605, US |
| Region / Metro | Whittier |
| Year of Construction | 1998 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10850 Laurel Ave, Whittier CA Multifamily Investment
Neighborhood-level occupancy is solid and renter demand is supported by a meaningful share of renter-occupied housing units, according to WDSuite s CRE market data. For investors, this points to income stability potential in a high-cost ownership pocket of Los Angeles County.
Located in Whittier s Urban Core, the property sits in a neighborhood with steady occupancy and an established renter base. Neighborhood occupancy is above the national median, and roughly 44.5% of housing units are renter-occupied contextual indicators that support depth of tenant demand and leasing continuity. Median contract rents in the neighborhood are also above national norms, suggesting pricing power when product quality is competitive.
Day-to-day livability is bolstered by strong food-and-beverage density restaurants and cafes measure in the top quartile nationally with grocery access trending above the U.S. median. Parks access is similarly strong (top quartile nationally), while limited nearby pharmacies and childcare options may require residents to travel a bit farther for those services. Average school ratings in the area are below the national median; operators should calibrate marketing and amenity packages accordingly to appeal to working households.
Home values in the neighborhood trend high versus national peers (around the 90th percentile), creating a high-cost ownership market that tends to sustain reliance on multifamily rentals. At the same time, the neighborhood s rent-to-income ratio sits below national medians, which can support retention and reduce turnover risk when renewal strategies are thoughtful.
Demographic statistics within a 3-mile radius show a modest population contraction over recent years, but a projected increase in households alongside smaller average household sizes. For multifamily owners, that combination can broaden the tenant base and support occupancy stability even as the population mix shifts. The local housing stock skews older (average vintage 1959), while this asset s 1998 construction provides a relative competitive edge; investors should still plan for targeted modernization and systems updates to keep pace with newer comparables.
Safety indicators for the neighborhood are near the middle of the pack both regionally and nationally. The neighborhood s crime rank sits around the metro median (874 out of 1,441 Los Angeles-area neighborhoods), and overall safety levels are roughly mid-range compared with neighborhoods nationwide.
Recent trend data are constructive: estimated violent and property offense rates have declined year over year, which supports a cautiously improving operating backdrop. As always, investors should underwrite with submarket-level comps and management practices in mind rather than block-level assumptions.
Nearby employers provide a diversified blue- and white-collar base that supports renter demand and commute convenience, led by LKQ, International Paper, Raytheon Public Safety RTC, Coca-Cola, and Time Warner Business Class.
- LKQ automotive parts & services (1.6 miles)
- International Paper packaging & paper (2.1 miles)
- Raytheon Public Safety RTC defense & technology offices (4.0 miles)
- Coca-Cola Downey beverage distribution (4.5 miles)
- Time Warner Business Class telecom services (4.5 miles)
This 39-unit asset, built in 1998, benefits from neighborhood occupancy above national medians, a sizable renter-occupied housing share, and strong amenity density that helps drive leasing velocity. The 1998 vintage is newer than much of the surrounding stock, supporting relative competitiveness; targeted upgrades and system refreshes can further enhance positioning against both older Class B assets and newer deliveries. Based on CRE market data from WDSuite, the neighborhood s high home values versus income reinforce reliance on rentals, while rent-to-income levels below national norms can aid retention when renewal strategies are balanced.
Within a 3-mile radius, projections point to an increase in households and smaller average household sizes, which can expand the tenant base even as population growth softens. Operators who pair value-add improvements with pragmatic lease management are positioned to capture steady demand, while underwriting should account for below-median school ratings and typical Los Angeles-area operating costs.
- Occupancy above national medians supports income stability and leasing durability
- 1998 construction offers a competitive edge versus older neighborhood stock with selective value-add upside
- High-cost ownership market reinforces sustained renter demand and pricing power
- 3-mile household growth and smaller household sizes broaden the renter pool and support occupancy
- Risks: below-median local school ratings and LA-area expense pressures warrant conservative underwriting