| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 32nd | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11919 Inez St, Whittier, CA, 90605, US |
| Region / Metro | Whittier |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 2004-05-19 |
| Transaction Price | $2,640,000 |
| Buyer | VANVANNGUYEN CONG VAN |
| Seller | CHEN STEPHEN C C |
11919 Inez St, Whittier CA Multifamily Investment
Neighborhood occupancy trends are strong and above national norms, suggesting stable leasing dynamics for a 20-unit asset, according to WDSuite s CRE market data. Elevated ownership costs in Los Angeles County further support renter demand in this submarket.
Located in Whittier within the Los Angeles metro, the property sits in an Urban Core neighborhood rated C+ among 1,441 metro neighborhoods. Neighborhood occupancy is in the top quartile nationally, a positive indicator for income stability, while renter-occupied housing comprises roughly one-third of units locally, pointing to a meaningful but not dominant tenant base for multifamily.
Local amenity density favors daily needs and dining. Restaurant and cafe concentrations are high relative to U.S. neighborhoods, supporting convenience and lifestyle appeal for tenants. Nearby grocery access also trends above national averages; however, immediate park and pharmacy counts are limited, which may influence certain household preferences.
Within a 3-mile radius, demographic data show households holding roughly steady to rising as average household size trends smaller, implying a stable to expanding renter pool even as population growth moderates. Median incomes benchmark above national norms, and rent-to-income levels around one-fifth suggest manageable affordability pressure that can aid retention and reduce turnover risk.
Home values in the neighborhood rank in the upper decile nationally, and value-to-income ratios are high by national standards. In practical terms, this high-cost ownership market tends to reinforce reliance on rental housing, supporting depth of demand and potential pricing power for well-positioned multifamily assets.
Vintage context matters: the asset s 1988 construction is newer than the neighborhood s average vintage (late 1970s). That positioning can enhance competitiveness versus older stock, while still warranting targeted modernization to systems and finishes for sustained performance.
Safety indicators are mixed relative to national benchmarks. Overall crime measures sit below the national median, but property offenses have shown a recent year-over-year improvement, according to WDSuite s data. For investors, the key takeaway is to underwrite to current trends while monitoring continued progress rather than assuming further declines.
Within the Los Angeles metro (1,441 neighborhoods), this neighborhood s safety profile is not among the top-performing cohorts. That positioning underscores the importance of active on-site management, lighting and access controls, and close coordination with residents to sustain leasing and retention.
The area draws on a diverse employment base that supports renter demand and commute convenience, including auto parts distribution, packaging and paper, telecommunications, defense-related operations, and a major electric utility headquarters.
- LKQ D auto parts distribution (0.9 miles)
- International Paper D packaging & paper (2.8 miles)
- Time Warner Business Class D telecommunications services (3.8 miles)
- Raytheon Public Safety RTC D defense & aerospace offices (4.2 miles)
- Edison International D electric utility (9.2 miles) D HQ
This 20-unit, 1988-vintage asset benefits from neighborhood occupancy in the top quartile nationally and a renter-occupied share near one-third, indicating a durable yet diversified tenant base. Elevated home values in Whittier and across Los Angeles County reinforce reliance on rental housing, supporting demand and helping sustain occupancy. Based on CRE market data from WDSuite, local amenity density for dining and daily needs is a relative strength, while the property s newer-than-neighborhood vintage provides competitive positioning against older stock with targeted modernization potential.
Forward-looking dynamics warrant a balanced view: within a 3-mile radius, households are projected to increase even as average household size trends lower, which can expand the renter pool and support leasing stability. Areas to underwrite carefully include below-median school ratings, limited nearby parks, and a safety profile that trails national averages, suggesting the need for proactive management and thoughtful resident experience investments.
- Top-quartile neighborhood occupancy supports income stability
- High ownership costs bolster sustained multifamily demand
- 1988 construction offers competitive posture with value-add upside
- 3-mile household growth and smaller household sizes expand the renter base
- Risks: below-median school ratings, limited parks, and safety metrics below national averages