| 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 | 1981 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14035 Coteau Dr, Whittier CA Multifamily Investment
Neighborhood occupancy is competitive in the Los Angeles metro and supported by a high-cost ownership landscape that sustains renter reliance, according to WDSuite’s CRE market data. Expect steady renter demand with pricing set by local income levels rather than lease-up concessions.
The property sits in Whittier within the Los Angeles-Long Beach-Glendale metro, where the immediate neighborhood is rated C+ and is competitive among Los Angeles neighborhoods (1,441 tracked) on occupancy. Occupancy levels are in the top quartile nationally, a constructive backdrop for lease stability. Vintage in this area skews late-1970s; a 1981 asset is modestly newer than the local average, which can be advantageous versus older stock while still warranting modernization planning.
Amenity access is a relative strength: cafes and restaurants index high nationally, with grocery options also above average, helping day-to-day livability and tenant retention. By contrast, parks and pharmacies are limited within the immediate neighborhood footprint, so on-site amenities and services become more meaningful to reduce resident friction. Average school ratings trend below national norms, which some investors factor into marketing strategy and tenant mix rather than underwriting core demand.
Home values in the neighborhood are elevated versus national benchmarks, and the value-to-income ratio ranks high nationally. In practice, a high-cost ownership market reinforces reliance on multifamily rentals and can support pricing power, while neighborhood rent-to-income levels point to manageable affordability pressure that helps renewal outcomes and reduces turnover risk.
Tenure patterns show roughly one-third of housing units are renter-occupied in the neighborhood, indicating a meaningful, but not saturated, renter base. Within a 3-mile radius, recent years show stable household counts with smaller average household sizes, and forward-looking projections point to more households even as population edges lower — a mix that can maintain depth in the renter pool and support occupancy.
Safety indicators for the neighborhood trend below the national median overall, based on comparative measures. Within the Los Angeles-Long Beach-Glendale metro (1,441 neighborhoods tracked), this area is not among the top-performing cohorts on safety, so prudent operating practices and security-minded property management are advisable.
Recent movement is mixed: estimates show property offenses declining year over year, while violent offense metrics have been relatively stable with slight fluctuation. For investors, the key takeaway is to underwrite to current neighborhood norms, monitor trend direction, and align on-site measures with resident expectations rather than assuming block-level variance.
Nearby employment includes auto parts distribution, packaging/paper, telecom services, public safety technology, and beverage bottling — a diverse base that supports workforce renter demand and commute convenience for residents.
- LKQ — auto parts distribution (1.0 miles)
- International Paper — packaging and paper (3.28 miles)
- Time Warner Business Class — telecom services (4.05 miles)
- Raytheon Public Safety RTC — public safety technology (4.87 miles)
- Coca-Cola Downey — beverage bottling (5.42 miles)
This 40-unit, 1981-vintage asset is positioned in a neighborhood with occupancy that is competitive among Los Angeles submarkets and in the top quartile nationally, supporting income durability. Elevated home values and a high value-to-income context reinforce rental demand, while neighborhood rent-to-income levels suggest room for renewal capture without overextending residents. According to commercial real estate analysis from WDSuite, amenity density for food and daily needs is a local strength, offset by limited parks/pharmacies and below-average school ratings that should be reflected in marketing and on-site programming rather than core underwriting.
The 1981 construction is slightly newer than the area’s late-1970s average, implying relative competitiveness versus older stock while still calling for selective modernization (exteriors, common areas, and systems) to sustain premiums and retention. Within a 3-mile radius, forecasts indicate shrinking household sizes and a rising household count, which can keep the renter pool resilient even as population growth is muted.
- Competitive neighborhood occupancy supports stable cash flow
- High-cost ownership market underpins multifamily demand and pricing power
- 1981 vintage offers value-add through targeted modernization
- Strong amenity access (food/grocery) aids retention and leasing velocity
- Risk: below-median safety and school ratings require proactive management