| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 59th | Good |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11410 Santa Gertrudes Ave, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1977 |
| Units | 89 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11410 Santa Gertrudes Ave Whittier Multifamily Opportunity
Neighborhood occupancy trends are strong, supporting leasing stability for a 1977 vintage, 89-unit asset, according to WDSuite’s CRE market data. Renter demand is reinforced by a high-cost ownership market in Los Angeles County, positioning well for consistent tenant retention.
The property sits in Whittier within the Los Angeles-Long Beach-Glendale metro, where the immediate neighborhood shows very high occupied housing. The neighborhood’s occupancy ranks 107 out of 1,441 metro neighborhoods, placing it in the top quartile nationally, based on CRE market data from WDSuite. For investors, that backdrop generally supports steadier collections and lower turnover risk relative to weaker submarkets.
Renter concentration in the neighborhood is measured as the share of housing units that are renter-occupied, at a meaningful level relative to the metro, indicating a solid tenant base for multifamily. Within a 3-mile radius, households have grown in recent years and are projected to continue increasing, with average household size trending smaller — a combination that points to a larger tenant pool and sustained demand for rental units over time.
Livability is mixed but functional for workforce renters. Restaurant and cafe density scores well versus national norms (restaurants and cafes rank in the higher national percentiles for count per square mile), while on-block grocery, park, and pharmacy counts are limited inside the small neighborhood boundary. Average school ratings around 3.5 out of 5 sit in the upper third nationally, which can aid long-term renter retention for households that value nearby K–12 options.
Home values in the neighborhood benchmark high (upper-90s national percentile), creating a high-cost ownership environment that tends to sustain reliance on multifamily housing and support pricing power when managed carefully. Median contract rents locally sit above many U.S. areas, yet rent-to-income metrics indicate manageable affordability pressure for this part of Los Angeles County, which can help retention without sacrificing disciplined revenue management.
Safety indicators are competitive among Los Angeles metro neighborhoods, with the area ranking 568 out of 1,441 on composite crime measures and landing around the mid-60s percentile nationally for overall safety. Recent trend data shows notable year-over-year improvement, with declines in both violent and property offense rates, according to WDSuite’s CRE market data. For owners, improving trends reduce downside risk to leasing and renewal performance compared with neighborhoods showing deterioration.
As with any urban-core location, conditions can vary by block and time of day. Investors typically underwrite prudent on-site measures and monitor local trendlines rather than relying on a single-year snapshot.
Nearby employers span telecom, utilities, defense, and industrial services, supporting a diverse workforce renter base and commute convenience for residents. The following organizations are representative demand anchors within a short drive.
- LKQ — auto parts distribution (3.1 miles)
- International Paper — packaging products (4.9 miles)
- Time Warner Business Class — telecom services (5.7 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (7.1 miles)
- Edison International — electric utility parent (9.9 miles) — HQ
Built in 1977, the 89-unit property is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while still presenting potential modernization or systems upgrades to unlock value. Neighborhood occupancy ranks among the strongest in the metro and top quartile nationally, supporting stable leasing. High home values in this part of Los Angeles County reinforce sustained renter reliance on multifamily, while 3-mile demographics point to more households and a smaller average household size ahead — a combination that can expand the renter pool and support occupancy stability.
Rents and incomes benchmark favorably, with rent-to-income levels that suggest room for disciplined revenue management rather than outsized affordability pressure. According to commercial real estate analysis from WDSuite, the neighborhood’s renter concentration and NOI per unit compare well to national medians, aligning with a value-add execution focused on interior refreshes, curb appeal, and operational optimization.
- Occupancy strength in the top quartile nationally supports leasing stability and collections.
- 1977 vintage offers value-add upside via targeted renovations while remaining competitive versus older stock.
- High home values locally reinforce multifamily demand and potential pricing power with measured lease management.
- 3-mile outlook shows increasing household counts and smaller average household size, expanding the renter pool.
- Risks: amenity gaps within the immediate neighborhood and flat population trends warrant conservative underwriting and focus on retention.