| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 66th | Good |
| Amenities | 55th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13602 Mar Vista St, Whittier, CA, 90602, US |
| Region / Metro | Whittier |
| Year of Construction | 1975 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13602 Mar Vista St Whittier Multifamily Investment
This 22-unit property built in 1975 sits in a B+ rated Urban Core neighborhood where occupancy exceeds 95% and median rents rank in the 88th percentile nationally, supported by strong household incomes and limited renter turnover according to CRE market data from WDSuite.
The property is located in a B+ rated Urban Core neighborhood within the Los Angeles-Long Beach-Glendale metro, ranking 450th among 1,491 metro neighborhoods. Neighborhood-level occupancy stands at 95.7%, placing it in the 75th percentile nationally and reflecting stable tenant retention. Median contract rent of $1,796 ranks in the 88th percentile nationwide, supported by a median household income of $107,667 within the 3-mile radius—79th percentile nationally—and strong five-year income growth of nearly 25%. The combination of elevated occupancy and above-average rents positions the neighborhood competitively for lease renewals and pricing power.
Renter-occupied units represent 39.3% of neighborhood housing tenure, ranking in the 79th percentile nationally and indicating a substantial concentration of rental demand. Demographic statistics aggregated within a 3-mile radius show a stable population of approximately 123,000 residents and over 37,000 households, with household income growth outpacing population change. Five-year projections anticipate median household income rising to $133,174—a 43% increase—alongside a 42% increase in median contract rent to $2,461, signaling sustained rental demand and pricing support. The forecast also indicates a 32% increase in total households, expanding the tenant base and reinforcing occupancy stability.
Median home values in the neighborhood reach $812,623, ranking in the 95th percentile nationally and reflecting elevated ownership costs that sustain reliance on rental housing. The value-to-income ratio of 8.8 ranks in the 97th percentile nationwide, limiting accessibility to ownership and reinforcing multifamily demand. The rent-to-income ratio of 0.23 ranks in the 18th percentile, indicating relatively moderate affordability pressure and supporting tenant retention. Amenity density is strong, with 2.39 grocery stores and 1.19 childcare centers per square mile, both ranking in the 85th percentile or higher nationally, enhancing tenant appeal and neighborhood livability.
Built in 1975, the property predates the neighborhood's average construction year of 1956, which ranks in the 19th percentile nationally for age. This vintage suggests potential capital expenditure considerations for systems and finishes, but also presents value-add and renovation upside for investors seeking to reposition units to capture the neighborhood's strong rent trajectory. Schools within the area average a 4.0 rating out of five, ranking in the 84th percentile nationally, further supporting family-oriented tenant demand and long-term lease stability.
Crime data for this neighborhood were not available in the current dataset, preventing a detailed comparison of safety metrics relative to metro or national benchmarks. Investors are encouraged to conduct independent due diligence, including consultation with local law enforcement, review of publicly available crime statistics, and on-site visits to assess neighborhood conditions and tenant perceptions of safety.
The neighborhood's B+ rating, strong occupancy levels, and above-average household incomes suggest stable resident demand and retention, which often correlate with well-maintained and secure environments. However, without specific crime trend data, investors should prioritize direct verification of safety conditions as part of their underwriting and asset management planning.
The property benefits from proximity to several major corporate offices that support workforce housing demand and commute convenience for tenants. Key nearby employers include:
- International Paper — manufacturing and packaging (2.6 miles)
- LKQ — automotive parts distribution (4.3 miles)
- Raytheon Public Safety RTC — defense and aerospace offices (5.8 miles)
- Coca-Cola Downey — beverage production and distribution (6.1 miles)
- Edison International — energy and utilities (6.3 miles) — HQ
This 22-unit property offers investors exposure to a stable Urban Core neighborhood where neighborhood-level occupancy exceeds 95% and median rents rank in the 88th percentile nationally. Household income within the 3-mile radius stands at $107,667 and is projected to grow 43% over the next five years, expanding the renter pool and supporting lease renewals. Elevated home values—ranking in the 95th percentile nationwide—and a value-to-income ratio in the 97th percentile limit ownership accessibility and reinforce multifamily demand. The property's 1975 vintage presents capital planning considerations but also value-add potential for investors targeting unit upgrades to capture the neighborhood's strong rent growth trajectory, with median contract rent forecast to increase 42% to $2,461.
Renter-occupied units comprise 39.3% of neighborhood housing tenure, ranking in the 79th percentile nationally and reflecting depth of rental demand. Proximity to major employers including Edison International headquarters (6.3 miles) and International Paper (2.6 miles) supports workforce housing appeal and tenant retention. Based on multifamily property research from WDSuite, the combination of stable occupancy, above-average rent levels, and strong demographic tailwinds positions this asset for consistent cash flow and selective repositioning upside. However, investors should account for the property's age and associated capital expenditure requirements, as well as conduct independent verification of safety conditions given the absence of neighborhood crime data in the dataset.
- Neighborhood-level occupancy at 95.7% ranks in the 75th percentile nationally, reflecting stable tenant retention and low turnover risk
- Median household income of $107,667 projected to grow 43% over five years, expanding the renter base and supporting lease renewals
- Elevated home values (95th percentile nationally) and high value-to-income ratio (97th percentile) sustain reliance on rental housing and limit ownership competition
- 1975 construction year presents value-add and renovation upside to capture strong rent growth, but requires capital planning for systems and finishes
- Absence of neighborhood crime data necessitates independent due diligence on safety conditions and tenant perceptions before underwriting