| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 32nd | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14035 Coteau Dr, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2016-01-20 |
| Transaction Price | $8,275,000 |
| Buyer | HOUSTON PARTNERS LLC |
| Seller | KEELY PARTNERS LP |
14035 Coteau Dr Whittier 24-Unit Multifamily Investment
Neighborhood occupancy is high and renter demand is supported by elevated ownership costs in this Los Angeles County location, according to WDSuite’s CRE market data. This concise commercial real estate analysis points to stable leasing fundamentals at the neighborhood level rather than the property itself.
Set within Whittier’s Urban Core, the neighborhood rates C+ among 1,441 Los Angeles–area neighborhoods and sits above the metro median for housing fundamentals, with neighborhood occupancy of 96.4% (per WDSuite). Relative to national peers, amenity access leans positive: restaurants and cafes are in the top decile nationally, while grocery options are above average; park and pharmacy access within the immediate neighborhood are limited, which investors should factor into marketing and resident experience strategy.
The median home value in the neighborhood ranks in the 91st percentile nationwide, a high-cost ownership market that tends to reinforce reliance on multifamily rentals and can support pricing power and retention. Rent-to-income metrics benchmark favorably (national percentile 27), suggesting manageable affordability pressure that can aid renewal rates and occupancy stability.
Construction vintage in the neighborhood averages 1978, while the property was built in 1986. Being newer than the local average can be a competitive advantage against older stock; however, investors should still budget for modernization of aging systems to meet current renter expectations and sustain leasing velocity.
Within a 3-mile radius, demographic statistics indicate a slight recent population dip but a small increase in households, with forecasts showing a material rise in household counts alongside smaller average household sizes by 2028. This pattern typically expands the renter pool and supports occupancy. The renter-occupied share within a 3-mile radius is roughly one-third, signaling a meaningful base of multifamily demand without overreliance on any single segment. Average school ratings trend low (about the 15th percentile nationally), which may temper appeal for some family renters but does not preclude steady workforce housing demand.
Neighborhood safety trends are mixed in the context of the Los Angeles metro. Compared with neighborhoods nationwide, recent estimates place violent and property offenses below the national median (around the lower quartiles), indicating a weaker safety profile. However, WDSuite’s data also shows a year-over-year decline in property offenses, a constructive trend investors can monitor as part of risk management.
At the metro level, the neighborhood’s crime rank (983 out of 1,441) places it below the metro median, so investors should underwrite prudent security measures and tenant screening while recognizing the improving property offense trajectory. Use comparative positioning—rather than block-level assumptions—to guide leasing and operating plans.
The area’s employment base blends manufacturing, telecom, defense, and beverage distribution, supporting a broad workforce renter pool and commute convenience for residents. The following nearby employers anchor local demand and are within typical commuting distance for tenants.
- LKQ — auto parts distribution (1.0 miles)
- International Paper — packaging (3.3 miles)
- Time Warner Business Class — telecom services (4.1 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (4.9 miles)
- Coca-Cola Downey — beverage bottling (5.4 miles)
This 24-unit asset offers exposure to a high-cost ownership market where renters rely on multifamily options, supporting pricing power and lease retention. Neighborhood occupancy is strong, and according to CRE market data from WDSuite, local amenity density is competitive nationally for restaurants and cafes. The 1986 vintage is newer than the neighborhood average, providing a positioning edge versus older stock, while still leaving room for targeted modernization to boost NOI durability.
Within a 3-mile radius, recent trends show modest population softness but a gradual increase in households, with forecasts pointing to materially higher household counts and smaller household sizes by 2028—signals consistent with a larger tenant base and steady leasing. High median incomes and elevated home values further underpin multifamily demand, though investors should calibrate underwriting for neighborhood safety dispersion and uneven school quality.
- High neighborhood occupancy and strong amenity access support leasing stability
- 1986 construction offers relative competitiveness with value-add modernization potential
- High-cost ownership market reinforces renter reliance and pricing power
- 3-mile household growth and smaller household sizes point to renter pool expansion
- Risks: below-average safety metrics and lower school ratings warrant conservative underwriting