| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 59th | Good |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11416 Santa Gertrudes Ave, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1979 |
| Units | 22 |
| Transaction Date | 2002-04-08 |
| Transaction Price | $1,485,000 |
| Buyer | DYL LEY LLC |
| Seller | GGB PROPERTIES LLC |
11416 Santa Gertrudes Ave Whittier Multifamily Investment
Strong neighborhood occupancy and a high-cost ownership market point to durable renter demand near 11416 Santa Gertrudes Ave, according to CRE market data from WDSuite. Focus is on stable leasing and retention rather than outsized growth assumptions.
Located in Whittier within the Los Angeles metro, the neighborhood rates C+ and sits above the metro median on several renter-relevant metrics. Neighborhood occupancy is high relative to national norms (top quartile nationally), which supports leasing stability at the submarket level; this refers to neighborhood occupancy, not the property. Cafes and restaurants are dense (cafes rank competitive among 1,441 Los Angeles neighborhoods and restaurants are above metro median), while daily-needs amenities like groceries, parks, and pharmacies are thinner within the immediate neighborhood footprint, so residents often draw on nearby commercial corridors.
Renter-occupied housing within a 3-mile radius accounts for roughly one-third of units, indicating a moderate renter concentration that can support depth of the tenant base while still competing with ownership. Elevated home values for the neighborhood (well above national averages) signal a high-cost ownership market, which tends to sustain reliance on rental housing and supports pricing power when managed carefully.
Within a 3-mile radius, households have grown even as total population has edged down slightly, and forecasts indicate additional household gains alongside smaller average household sizes by 2028. For investors, a larger number of households and smaller household sizes typically expand the local renter pool, reinforcing demand for apartments and supporting occupancy stability over a multi-year hold.
Average school ratings are above national averages, which can bolster renter appeal for family-oriented units. Median contract rents in the neighborhood sit above national norms, while neighborhood NOI per unit trends are competitive for the metro. Taken together, these dynamics reinforce steady renter demand, with leasing strategies likely benefiting from careful renewal management and unit positioning.
Neighborhood safety trends are comparatively favorable. The area is competitive among 1,441 Los Angeles neighborhoods on crime and sits above the national average on safety percentiles, according to WDSuite. Recent year-over-year estimates show notable declines in both property and violent incidents, suggesting improving conditions; these figures reflect neighborhood trends rather than block-level or property-specific safety.
As always, investors should evaluate security measures and local enforcement patterns as part of due diligence, but the directional trend and comparative standing indicate conditions that are better than many peer areas nationally.
The employment base nearby mixes industrial, telecom, defense-related offices, and utilities, supporting workforce housing demand and commute convenience for renters. Key employers include LKQ, International Paper, Time Warner Business Class, Raytheon Public Safety RTC, and Edison International.
- LKQ — automotive parts (3.1 miles)
- International Paper — packaging & paper (4.9 miles)
- Time Warner Business Class — telecom services (5.7 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (7.1 miles)
- Edison International — utilities (9.9 miles) — HQ
11416 Santa Gertrudes Ave is a 22-unit asset built in 1979, newer than the neighborhood’s older average stock. That vintage provides competitive positioning versus mid-century buildings while still warranting targeted capital planning for aging systems and selective interior upgrades for rent optimization. Neighborhood occupancy trends rank in the top quartile nationally, and elevated ownership costs locally help sustain reliance on rental housing, supporting steady leasing and renewal performance.
Within a 3-mile radius, households are increasing and average household size is trending smaller, pointing to a gradually expanding renter pool and demand for apartments. Median rents and incomes outpace national levels, which can support pricing power when aligned with unit quality and effective lease management. These observations are grounded in commercial real estate analysis using WDSuite’s data, providing a basis for underwriting around durable demand and measured value-add.
- High neighborhood occupancy (neighborhood-level) supports leasing stability versus national norms
- 1979 vintage offers competitive positioning vs. older local stock with targeted capex/renovation upside
- Elevated home values reinforce renter reliance on multifamily, aiding retention and pricing power
- Household growth and smaller household sizes (3-mile radius) expand the renter base over time
- Risk: daily-needs amenities are thinner within the immediate neighborhood, requiring careful marketing and resident services