| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 58th | Good |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13507 Mar Vista St, Whittier, CA, 90602, US |
| Region / Metro | Whittier |
| Year of Construction | 1975 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13507 Mar Vista St Whittier Multifamily Value-Add Opportunity
Neighborhood occupancy is elevated and renter demand is supported by a moderate renter concentration, according to WDSuite’s CRE market data. Strong local incomes and a high-cost ownership market point to steady leasing fundamentals in Whittier.
Located in suburban Whittier within the Los Angeles-Long Beach-Glendale metro, the property sits in a neighborhood that is competitive among Los Angeles-Long Beach-Glendale neighborhoods for occupancy. The area’s renter-occupied share is moderate, indicating a meaningful tenant base without oversaturation, which can support stable renewal velocity and cashflow resilience for multifamily assets.
Household incomes in the neighborhood rank in the upper tier nationally, while home values are elevated relative to the U.S. These ownership dynamics typically reinforce reliance on multifamily housing and can sustain pricing power and lease retention during normal market cycles.
Within a 3-mile radius, demographics from WDSuite indicate modest population slippage recently, but household counts are expected to trend higher alongside smaller average household sizes. That mix can expand the practical renter pool over time and supports occupancy stability even as the broader population shifts.
Amenity density is limited in immediate proximity, though nearby park access compares favorably versus national norms and schools average around mid-tier ratings. Rent levels benchmark above U.S. medians, and neighborhood occupancy sits in a stronger national percentile, suggesting that well-managed properties can compete effectively on quality and convenience despite thinner retail and service density.
Safety indicators for the neighborhood compare favorably at the national level, landing in the top quartile nationally based on data from WDSuite. Both property and violent offense rates have moved lower year over year, which supports tenant retention and reduces disruption risk, though investors should continue to underwrite standard security and lighting improvements typical for suburban Los Angeles assets.
The area draws from a diverse employment base supporting commuter demand, with proximity to manufacturing, utilities, and consumer goods offices that can reinforce leasing depth and retention: International Paper, LKQ, Raytheon Public Safety RTC, Coca-Cola Downey, and Edison International.
- International Paper — packaging and paper (2.6 miles)
- LKQ — auto parts distribution (4.4 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (5.8 miles)
- Coca-Cola Downey — beverage bottling/distribution (6.1 miles)
- Edison International — utilities corporate offices (6.2 miles) — HQ
13507 Mar Vista St is a 40-unit, 1975-vintage asset positioned in a neighborhood with strong occupancy and upper-tier incomes relative to the nation. Elevated home values in the area tend to sustain renter reliance on multifamily housing, while rent levels remain supportable given income profiles. According to commercial real estate analysis from WDSuite, the neighborhood’s occupancy performance is competitive within the Los Angeles metro, suggesting steady day-to-day leasing fundamentals.
The 1975 construction offers a clear value-add path through unit and common-area upgrades, along with prudent capital planning for aging building systems. Within a 3-mile radius, household trends point to a larger practical renter base over time even as population edges down, which can help support renewal rates and stabilize vacancy through cycles.
- Competitive neighborhood occupancy supports stable leasing versus broader U.S. benchmarks.
- High-cost ownership market reinforces multifamily demand and pricing power.
- 1975 vintage presents value-add and modernization upside with targeted CapEx.
- Employer proximity across utilities, packaging, beverages, and aerospace supports a diverse renter base.
- Risk: Amenity density is thinner locally; underwriting should include marketing and convenience-focused upgrades to maintain competitiveness.