| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 57th | Good |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12524 Philadelphia St, Whittier, CA, 90601, US |
| Region / Metro | Whittier |
| Year of Construction | 2012 |
| Units | 21 |
| Transaction Date | 2002-06-03 |
| Transaction Price | $315,000 |
| Buyer | MBM VENTURE |
| Seller | WALLAR ELTON L |
12524 Philadelphia St Whittier Multifamily Investment
Newer-vintage units in an inner-suburban Los Angeles location offer competitive positioning versus older stock and a renter base supported by elevated ownership costs, according to WDSuite’s CRE market data. Neighborhood occupancy is steady and renter concentration is meaningful, supporting demand durability for a 21-unit asset.
Located in Whittier’s inner-suburban fabric of Los Angeles County, the property benefits from everyday conveniences and commuter access typical of established LA suburbs. Neighborhood grocery and pharmacy access track above national norms, while parks and restaurants are a relative strength compared with many areas nationally. Cafe and childcare densities are lighter, which underscores a primarily residential rhythm rather than a café-driven corridor.
For investors screening rental dynamics, neighborhood rents sit well above national norms and the renter-occupied share of housing units is substantial, indicating a workable tenant base and support for lease-up and retention management. The local homeownership market is high-cost by national standards, which tends to reinforce steady reliance on multifamily housing and can support pricing power when paired with effective operations.
Schools average around mid-tier performance among neighborhoods nationwide, and neighborhood livability metrics place the area around the metro middle among 1,441 Los Angeles neighborhoods, according to WDSuite’s CRE market data. The average building vintage in the neighborhood skews older (mid-1960s), making a 2012 property comparatively competitive versus legacy stock, though periodic system updates or amenity refreshes may still be prudent over a hold.
Demographics aggregated within a 3-mile radius show households trending upward over the forecast period even as average household size edges lower, implying a broader household count and a stable-to-expanding renter pool over time. Rising incomes in the same 3-mile area further support rent collections and renewal performance, with management attention to affordability to maintain occupancy stability.
Comparable crime metrics are not available for this specific neighborhood in WDSuite at this time. Investors typically benchmark conditions using city and county resources and evaluate trends relative to nearby Los Angeles neighborhoods to contextualize leasing risk and retention. Property-level measures (access control, lighting, and visibility) can also influence resident perception regardless of broader patterns.
Proximity to a mix of manufacturing, utilities, and corporate operations supports a stable commuter tenant base and reinforces weekday demand. Key nearby employers include International Paper, LKQ, Raytheon’s public safety operations, Edison International, and Coca-Cola.
- International Paper — packaging operations (2.3 miles)
- LKQ — auto parts distribution (4.7 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (5.5 miles)
- Edison International — electric utility (5.6 miles) — HQ
- Coca-Cola Downey — beverage bottling (5.7 miles)
This 21-unit, 2012-vintage asset offers larger-than-typical floor plans for the area and a competitive position versus the neighborhood’s predominantly mid-century stock. Elevated ownership costs locally and rents that outperform national norms signal durable renter reliance on multifamily; according to CRE market data from WDSuite, the surrounding neighborhood’s amenity and school profiles are mid-tier to above-average nationally, supporting day-to-day livability that aids renewal performance. While neighborhood occupancy has eased from prior highs, it remains supportive of stable operations with disciplined leasing and asset management.
Forward-looking indicators aggregated within a 3-mile radius point to growth in household counts alongside rising incomes, expanding the prospective tenant base even as average household sizes trend slightly lower. That backdrop, combined with the property’s newer construction relative to the area, suggests moderated near-term capital needs and potential to capture demand from residents seeking modern finishes and conveniences, while still budgeting for normal system updates over the hold period.
- 2012 construction competes well against older neighborhood stock, with moderated near-term capex needs.
- High-cost ownership market sustains renter reliance, supporting pricing power and retention with careful lease management.
- Household growth and rising incomes within a 3-mile radius expand the tenant base over the forecast horizon.
- Larger average unit sizes enhance leasing appeal and support occupancy stability.
- Risks: neighborhood occupancy off prior peaks and lighter café/childcare density; active management and marketing offset potential leasing friction.