| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Fair |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14125 Mulberry Dr, Whittier, CA, 90605, US |
| Region / Metro | Whittier |
| Year of Construction | 1975 |
| Units | 32 |
| Transaction Date | 1999-04-21 |
| Transaction Price | $1,500,000 |
| Buyer | COCIUBAN DOREL |
| Seller | HIMMELMAN FAMILY INV CO |
14125 Mulberry Dr, Whittier CA Multifamily Investment
Neighborhood occupancy trends are strong and above metro norms, supporting stable renter demand near employment centers, according to WDSuite’s CRE market data.
Positioned in Whittier’s Urban Core within the Los Angeles-Long Beach-Glendale metro, the neighborhood posts an occupancy rate that is competitive among local peers and in the top quartile nationally. Compared with 1,441 metro neighborhoods, it ranks closer to the front of the pack for occupancy, suggesting resilient leasing and lower downtime risk for operators.
Everyday needs are well covered by groceries and pharmacies, while restaurants are relatively plentiful. Parks and cafés are thinner nearby, so on-site amenities and programming may matter more for retention. The average school rating is above national norms, which can help support longer tenancy for households prioritizing education.
Renter-occupied housing accounts for just over half of units in the immediate neighborhood, indicating a sizable tenant base for multifamily investors. Median contract rents have grown meaningfully over the past five years, and home values sit in a high-cost ownership market by national standards—factors that typically sustain rental demand and reinforce pricing power when managed carefully.
Within a 3-mile radius, households have inched higher recently and are projected to increase further even as population trends level, implying smaller average household sizes and a broader pool of households. This shift generally supports steady apartment demand and occupancy stability for well-positioned properties.
Safety indicators for the neighborhood track below the metro average and below the national median. Compared with 1,441 metro neighborhoods, the area ranks in a weaker tier for crime and sits in a lower national percentile for safety, so investors should underwrite prudent security measures and tenant screening.
Recent data show year-over-year increases in both property and violent offenses in the area. While conditions can vary by block and over time, monitoring trend direction and coordinating with professional management on lighting, access control, and community engagement can help support resident confidence and retention.
The property benefits from proximity to a diversified employment base that supports renter demand through commute convenience, including automotive parts, packaging, defense-related offices, telecom services, and beverage operations.
- LKQ — automotive parts (2.4 miles)
- International Paper — packaging & paper (2.7 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (5.2 miles)
- Time Warner Business Class — telecom services (5.5 miles)
- Coca-Cola Downey — beverage operations (5.6 miles)
This 32-unit Whittier asset is supported by a renter-heavy neighborhood where occupancy trends are above metro medians and in the top quartile nationally, indicating solid leasing durability. Elevated ownership costs relative to incomes by national benchmarks reinforce reliance on multifamily housing, while restaurants and daily-needs retailers nearby add convenience for residents.
Within a 3-mile radius, households are expected to grow even as population moderates, pointing to smaller household sizes and a broader tenant base that can support occupancy stability. Based on commercial real estate analysis from WDSuite, rent levels have shown sustained growth locally, suggesting continued pricing power for well-managed properties, with prudent attention to security and amenity strategy.
- Occupancy strength above metro norms supports lower downtime risk
- High-cost ownership market underpins renter demand and retention
- Household growth within 3 miles broadens the renter pool and supports leasing
- Nearby employers across industrial, telecom, and beverage sectors aid commute-driven demand
- Risk: Below-median safety and lighter park/café access warrant enhanced security and on-site amenities