| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 35th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13331 Lakeland Rd, Whittier, CA, 90605, US |
| Region / Metro | Whittier |
| Year of Construction | 2001 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13331 Lakeland Rd Whittier Multifamily Investment
Neighborhood occupancy is strong and supports income stability, according to WDSuite’s CRE market data, positioning this 2001-vintage, 25-unit asset competitively against older local stock.
Located in an Inner Suburb of Los Angeles County, the neighborhood carries a B rating and ranks above the metro median (598 out of 1,441 Los Angeles–Long Beach–Glendale neighborhoods), signaling balanced fundamentals for multifamily investors based on CRE market data from WDSuite.
Operating fundamentals are a headline strength: neighborhood occupancy is in the top quartile nationally, indicating limited vacancy and generally steady rent rolls versus broader U.S. trends. Renter concentration is moderate, which suggests a viable tenant base without overexposure to transient leasing; investors can pursue retention through service and renewal strategies rather than heavy concessions.
Daily-needs access is favorable for resident livability, with amenities testing above national norms: groceries (high national percentile), restaurants and cafes (upper national percentiles), and pharmacies and parks (mid-to-upper percentiles). These comparatives typically support leasing velocity and reduce friction during turns, even if absolute counts vary by block.
School ratings sit near the national middle, an important consideration for unit mix and marketing toward households. The asset’s 2001 construction is newer than the neighborhood’s average vintage (late 1970s), which enhances competitiveness versus older buildings while still warranting routine system refreshes as part of capital planning.
Within a 3-mile radius, demographic data indicate softer population levels historically with a shift toward smaller households over the forecast period and notable income gains. This combination can expand the pool of paying households even as headcount trends level, supporting occupancy stability and measured rent growth management rather than aggressive premium assumptions.
Ownership costs in the area are elevated by national standards, which tends to sustain reliance on rental housing and bolster tenant retention. At the same time, rent-to-income positioning is reasonable relative to local incomes, reducing near-term affordability pressure and supporting renewal strategies.
Safety indicators trail national averages, and the neighborhood ranks in the lower tiers within the Los Angeles–Long Beach–Glendale metro (crime rank is toward the higher end compared with 1,441 neighborhoods). Nationally, the area scores below the median on both violent and property offense measures, so investors should underwrite prudent security, lighting, and access-control line items.
Trend-wise, recent data show a modest year-over-year improvement in violent offense rates, while property offenses ticked up slightly. This mixed picture argues for practical, property-level mitigation and collaboration with professional management rather than outsized risk premiums.
Nearby corporate offices anchor a diversified employment base that supports renter demand and commute convenience for the workforce. The list below highlights proximate employers that can influence leasing stability and retention.
- LKQ — corporate offices (1.5 miles)
- International Paper — corporate offices (2.3 miles)
- Raytheon Public Safety RTC — corporate offices (4.0 miles)
- Time Warner Business Class — corporate offices (4.4 miles)
- Coca-Cola Downey — corporate offices (4.5 miles)
This 25-unit property, built in 2001, offers a relative edge against older neighborhood stock while benefiting from high neighborhood occupancy that ranks among the strongest nationally. Elevated local ownership costs reinforce reliance on rentals, and rent-to-income positioning supports renewal and lease management strategies. According to CRE market data from WDSuite, the area’s amenity access and steady tenant base underpin leasing durability.
Forward-looking demographics within a 3-mile radius suggest smaller household sizes and substantial income gains alongside leveling population, pointing to a larger base of paying households over time. The asset’s vintage supports operational competitiveness today, with pragmatic allowances for ongoing system updates and selective value-add to capture demand without overextending on premiums.
- High neighborhood occupancy supports stable cash flow potential
- 2001 construction competes well versus older local stock with targeted upgrade upside
- Elevated ownership costs and solid amenity access sustain rental demand and retention
- Risk: below-average safety metrics and leveling population warrant conservative underwriting and active management