| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 57th | Good |
| Amenities | 71st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11330 La Mirada Blvd, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1973 |
| Units | 52 |
| Transaction Date | 2021-07-06 |
| Transaction Price | $13,170,000 |
| Buyer | PALANI GROUP 15 LLC |
| Seller | KERBS LA MIRADA LLC |
11330 La Mirada Blvd, Whittier Multifamily Investment
Positioned in an inner-suburban pocket of Los Angeles County with steady renter demand and a high-cost ownership market, the asset offers durable occupancy and pricing power, according to WDSuite’s CRE market data.
This Inner Suburb neighborhood in the Los Angeles-Long Beach-Glendale metro is competitive among metro neighborhoods (ranked 377 of 1,441), reflecting balanced livability and demand drivers that matter to multifamily investors. Daily-needs access is a strength with nationally above-average density of groceries, pharmacies, cafes, and restaurants, while park access is limited. School quality trends favorably (average rating near 4 out of 5 and top-quartile nationally), supporting family-oriented renter appeal.
Neighborhood rents are higher than national norms and have grown meaningfully over the past five years, while occupancy in the area has held in the low-90s—consistent with stable leasing conditions and resident retention. Home values in the area sit in a high-cost ownership market (above the 90th percentile nationally), which tends to reinforce reliance on rental housing and supports multifamily demand. These observations are grounded in commercial real estate analysis from WDSuite and reflect neighborhood-level conditions, not specific property performance.
Within a 3-mile radius, roughly three in ten housing units are renter-occupied, indicating a sizable tenant base without overconcentration. Household counts have increased even as average household size has edged lower, and forecasts show additional growth in households alongside smaller household sizes through 2028. For investors, that pattern points to a broader renter pool over time and supports occupancy stability and leasing velocity.
The subject property’s 1973 construction precedes the neighborhood’s average vintage (late-1980s). For investors, this typically implies near- to medium-term capital planning for building systems and presents potential value-add or modernization opportunities to strengthen competitive positioning against newer stock.
Safety trends should be considered as part of underwriting. Relative to other Los Angeles-Long Beach-Glendale neighborhoods, this area ranks in the lower tier (1,124 of 1,441), and national percentiles indicate below-median safety. That said, recent data show property offenses declining year over year, suggesting some improvement in trend even if overall levels remain elevated versus national benchmarks.
Investors typically address this by emphasizing professional management, lighting and access controls, and resident engagement, and by calibrating rent growth and expense assumptions to reflect neighborhood comparables rather than citywide averages.
The surrounding employment base blends industrial and corporate operations, supporting workforce housing demand and commute convenience for residents. Notable nearby employers include LKQ, International Paper, Time Warner Business Class, Raytheon Public Safety RTC, and Coca-Cola’s Downey facility.
- LKQ — auto parts distribution (2.1 miles)
- International Paper — packaging manufacturing (4.1 miles)
- Time Warner Business Class — telecom services (4.9 miles)
- Raytheon Public Safety RTC — technology & training (6.1 miles)
- Coca-Cola Downey — beverage operations (6.6 miles)
11330 La Mirada Blvd is a 52-unit asset in Whittier that benefits from a deep renter pool and a high-cost ownership landscape that sustains rental demand. Neighborhood rents and occupancy trends point to steady leasing performance, while top-quartile school indicators and strong access to daily conveniences bolster family and workforce appeal. Based on CRE market data from WDSuite, rent-to-income levels in the area sit near the low-20s, which helps limit affordability pressure and can support retention management.
Built in 1973—earlier than the neighborhood’s late-1980s average—the property presents classic value-add and capital planning angles. Targeted upgrades can enhance competitiveness versus newer stock, while the area’s household growth and smaller household sizes within a 3-mile radius suggest a gradually expanding renter pool that supports occupancy stability over the long term. Key underwriting watchpoints include below-median safety readings and limited park access, both manageable with appropriate operations and amenity strategy.
- Durable renter demand supported by high-cost ownership market and steady neighborhood occupancy
- 1973 vintage offers value-add and systems modernization opportunities versus newer competitive set
- Top-quartile schools and strong daily-needs access enhance family and workforce appeal
- Household growth and smaller household sizes within 3 miles expand the renter pool over time
- Risks: below-median safety and limited park access; address via operations, amenities, and conservative underwriting