| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 58th | Good |
| Amenities | 13th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13705 Franklin St, Whittier, CA, 90602, US |
| Region / Metro | Whittier |
| Year of Construction | 1974 |
| Units | 20 |
| Transaction Date | 2024-12-30 |
| Transaction Price | $4,250,000 |
| Buyer | FRANKLIN BY MH LLC |
| Seller | NG TRUST |
13705 Franklin St, Whittier Multifamily Investment
Neighborhood occupancy remains elevated and ownership costs are high, supporting renter demand and lease stability in this pocket of Whittier, according to WDSuite’s CRE market data.
The property sits in a suburban Whittier neighborhood where occupancy trends are strong relative to national benchmarks. The neighborhood’s estimated occupancy rate is in the top quartile nationally, and it ranks above the metro median among 1,441 Los Angeles-Long Beach-Glendale neighborhoods—favorable for maintaining tenancy and reducing downtime between turns.
Renter concentration is moderate (about one-third of housing units are renter-occupied), indicating an owner-leaning area with a defined but not oversupplied tenant base. For investors, that typically means steadier renter profiles and fewer direct competitors at similar vintage and scale, particularly for well-managed assets.
Home values in the neighborhood sit in a high-cost ownership market (top decile nationally), while local rents are also above national norms. With a rent-to-income ratio that points to manageable affordability pressure at the neighborhood level, owners may find a balanced setup for retention and measured pricing power rather than aggressive rent push strategies.
Day-to-day services and retail are not a core neighborhood strength—food, grocery, and pharmacy density rank near the bottom of the metro—but parks access is comparatively better (above the national median). Average school ratings are modestly above the national midpoint, which can support leasing to households seeking value within Greater Los Angeles. Construction in this area skews older; this 1974 asset is slightly newer than the neighborhood average (1960s stock), suggesting competitive positioning versus older peers while still warranting capital planning for aging systems.
Within a 3-mile radius, WDSuite data shows households essentially holding steady historically with a projected increase over the next five years alongside smaller average household sizes. Even as population is expected to edge lower, a rising household count can expand the renter pool and support occupancy stability for appropriately positioned units.
Safety performance is mixed when viewed through metro versus national lenses. The neighborhood’s crime rank sits closer to the higher-crime end of the Los Angeles-Long Beach-Glendale spectrum (ranked 142 out of 1,441), indicating more reported incidents than many metro peers. However, on national comparisons, several indicators place the area in the top quartile for safety, and recent estimates show year-over-year declines in both violent and property offenses, which supports a cautiously improving trend.
Investors should underwrite with conservative assumptions—enhanced lighting, access control, and resident engagement can help sustain leasing and retention—while recognizing that national-level benchmarks and recent momentum suggest conditions that are competitive among many U.S. neighborhoods.
Nearby employment includes manufacturing, distribution, defense-related offices, and corporate utilities—providing a diversified commuter base that supports renter demand and lease retention for workforce-oriented units. Specifically, International Paper, LKQ, Raytheon Public Safety RTC, Edison International, and Coca-Cola appear within a reasonable drive.
- International Paper — packaging/manufacturing (2.8 miles)
- LKQ — auto parts distribution (4.5 miles)
- Raytheon Public Safety RTC — defense & technology offices (6.0 miles)
- Edison International — utilities/corporate (6.2 miles) — HQ
- Coca-Cola Downey — beverage operations (6.2 miles)
This 20-unit 1974 asset offers durable occupancy tailwinds in a high-cost ownership pocket of Whittier. Neighborhood occupancy trends rank above the metro median and in the top quartile nationally, while elevated home values and moderate renter concentration point to a stable, needs-based tenant base rather than transitory lease-up risk. Based on CRE market data from WDSuite, rents sit above national norms but remain supported by neighborhood incomes, implying room for careful, operations-led revenue optimization and retention-focused strategies.
Vintage implies practical value-add pathways—unit modernization, systems upgrades, and curb appeal—to differentiate against older local stock. Within a 3-mile radius, projections indicate a smaller average household size and an increase in household counts even as population edges lower, which can expand the active renter pool and reinforce leasing stability for well-managed properties.
- Strong neighborhood occupancy relative to metro and national benchmarks supports stable tenancy
- High-cost ownership market reinforces reliance on multifamily housing and supports retention
- 1974 vintage presents value-add upside via interior upgrades and targeted system replacements
- 3-mile household growth and smaller household sizes suggest a broader renter pool over time
- Risks: lower nearby retail/service density and metro-relative safety rank warrant conservative underwriting and active asset management