| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 29th | Poor |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12512 Penn St, Whittier, CA, 90602, US |
| Region / Metro | Whittier |
| Year of Construction | 1986 |
| Units | 26 |
| Transaction Date | 2011-04-05 |
| Transaction Price | $1,197,000 |
| Buyer | CONEJO TENNY LLC |
| Seller | GONSALVES MICHELLE P |
12512 Penn St, Whittier Multifamily Investment
High renter concentration in the immediate neighborhood and a high-cost ownership market point to durable tenant demand, according to WDSuite’s CRE market data. With neighborhood occupancy near national norms, execution focus can center on retention and steady lease management.
Situated in Whittier’s Urban Core, the property benefits from amenity depth that ranks in the top quartile among 1,441 Los Angeles metro neighborhoods, with strong access to groceries, dining, parks, and daily services. Nationally, these amenity measures sit in the 90th percentile or better, supporting leasing velocity and day-to-day livability that helps sustain demand.
The neighborhood’s housing stock skews older on average (1950s), while this asset’s 1986 vintage is newer than much of the local inventory — a relative advantage for competitiveness versus nearby product, while still leaving room for targeted systems and common-area upgrades that can support rent positioning.
From a rental market standpoint, the area posts a high share of renter-occupied housing units (top quartile among 1,441 metro neighborhoods), indicating a sizable, established tenant base. Overall neighborhood occupancy is around the national middle and trails stronger Los Angeles neighborhoods, so operators should emphasize renewals and service quality to support stability.
Within a 3-mile radius, demographic data show households holding roughly steady recently with projections for household growth even as population remains approximately flat — implying smaller household sizes and a broader household count. This pattern, along with elevated home values relative to incomes (high national percentile), tends to reinforce reliance on multifamily rentals and can aid lease retention and pricing power. Rent-to-income ratios benchmark at the low end nationally, suggesting affordability pressure is comparatively lighter than in many U.S. areas, which supports renewal outcomes.
School ratings are around the national middle, which typically aligns with stable but not premium family-driven demand. Taken together — strong amenity access, a deep renter pool, and a high-cost ownership landscape — the location offers balanced fundamentals for long-term multifamily operations.
Safety indicators are comparatively favorable versus both the metro and many U.S. neighborhoods. Based on WDSuite data, the area ranks in the stronger tier among 1,441 Los Angeles neighborhoods and posts higher national safety percentiles (better than average nationwide), which can support leasing and retention.
Recent trend data indicate notable year-over-year declines in both violent and property offense estimates, placing the neighborhood in stronger national percentiles. While no submarket is risk-free, these directional improvements and above-average standing versus U.S. neighborhoods suggest a supportive backdrop for multifamily operations.
Nearby corporate offices provide a diversified employment base that supports commuter convenience and renter demand, including International Paper, LKQ, Raytheon Public Safety RTC, Coca-Cola Downey, and Edison International.
- International Paper — packaging & paper (2.1 miles)
- LKQ — auto parts distribution (4.4 miles)
- Raytheon Public Safety RTC — public safety technology (5.4 miles)
- Coca-Cola Downey — beverage bottling & distribution (5.6 miles)
- Edison International — utility holding company (5.9 miles) — HQ
This 26-unit, 1986-vintage asset sits in a renter-heavy pocket of Whittier with strong amenity access and a high-cost ownership market that sustains multifamily reliance. According to CRE market data from WDSuite, neighborhood occupancy trends sit near national norms while the share of renter-occupied housing is among the metro’s higher tiers, pointing to a deep tenant base and steady renewal potential. The property’s newer-than-neighborhood-average vintage offers relative competitiveness versus older stock, with selective value-add opportunities in interiors and building systems.
Within a 3-mile radius, households are expected to increase even as population remains roughly flat, implying smaller household sizes and a broader pool of potential renters. Elevated ownership costs and rent-to-income levels that are comparatively manageable nationally reinforce the case for retention-focused management and disciplined pricing. Execution hinges on operations: sustaining service levels, capturing amenity-driven demand, and pacing renovations to match neighborhood affordability.
- Renter-heavy neighborhood and strong amenity access support demand depth and leasing stability.
- 1986 vintage is newer than much of the area’s stock, with targeted value-add upside.
- High-cost ownership market underpins renter reliance and renewal opportunity.
- 3-mile household growth with stable population broadens the tenant base over time.
- Risk: Occupancy sits around national norms and below top LA neighborhoods — prioritize retention and service quality.