| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 43rd | Fair |
| Amenities | 38th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14140 Mulberry Dr, Whittier, CA, 90605, US |
| Region / Metro | Whittier |
| Year of Construction | 1975 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14140 Mulberry Dr, Whittier CA Multifamily Investment
Neighborhood occupancy is solid and rents trend steady for this inner-suburban pocket of Los Angeles County, according to WDSuite’s CRE market data, supporting consistent cash flow potential at this scale. Elevated ownership costs in the area further sustain rental demand relative to for-sale options.
Situated in an Inner Suburb setting of the Los Angeles metro, the neighborhood rates a C among 1,441 metro neighborhoods and sits around the national average on fundamentals. Grocery and park access are relative strengths (both in the mid‑80s national percentiles), while cafes and pharmacies are sparse, implying residents rely on nearby corridors for some daily needs. For investors, this mix supports everyday livability while signaling limited direct competition from boutique retail immediately adjacent to the asset.
Occupancy in the neighborhood is nationally above average, and 3‑mile aggregated data shows median contract rents increasing over the last five years alongside steady renter demand. Within a 3‑mile radius, renter-occupied units represent about two-fifths of housing stock today and are projected to inch higher, indicating a stable tenant base for garden and low‑rise multifamily. Median household incomes in the 3‑mile area have grown meaningfully and are projected to continue rising, which can support pricing power and retention with disciplined lease management.
Home values in the neighborhood score in the low‑90s national percentile range, marking a high‑cost ownership market. For multifamily investors, elevated entry costs to homeownership tend to reinforce reliance on rental housing and help sustain occupancy. At the same time, the neighborhood’s rent‑to‑income ratio sits near the national midpoint, suggesting manageable affordability pressure that can support renewals if rate increases are paced to incomes.
The property’s 1975 vintage is slightly older than the neighborhood’s average construction year (1980). That age profile points to potential value‑add upside through targeted updates and systems modernization, alongside prudent capital planning for near‑ to medium‑term repairs—particularly relevant in a submarket where newer competitive stock can command premiums.
Safety indicators for the neighborhood track close to national averages overall. Year over year, WDSuite data shows estimated violent and property offense rates trending lower, with improvement measures landing above the national midpoint. In metro context, the neighborhood’s crime rank sits in the lower half among 1,441 Los Angeles metro neighborhoods, so investors should underwrite to average conditions while noting recent directional improvement.
Nearby employers provide a diverse employment base that supports renter demand and commute convenience for residents, including LKQ, International Paper, Raytheon’s public safety operations, Spectrum/Time Warner Business services, and Edison International.
- LKQ — auto parts distribution (2.4 miles)
- International Paper — packaging & paper products (2.7 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (5.2 miles)
- Time Warner Business Class — telecommunications/services (5.4 miles)
- Edison International — utilities & corporate services (8.2 miles) — HQ
This 36‑unit, 1975‑built asset offers a balanced risk‑return profile in an inner‑suburban Los Angeles location where neighborhood occupancy trends are nationally above average and ownership costs remain elevated. Based on CRE market data from WDSuite, local grocery and park access are strong while select amenity gaps persist, pointing to durable day‑to‑day livability without heavy direct competition from boutique retail immediately adjacent to the property.
Within a 3‑mile radius, household counts are stable with projections for more households and smaller average household sizes over the next five years—factors that can expand the renter pool and support occupancy stability. Rising area incomes and a rent‑to‑income profile near national norms suggest room for measured rent growth tied to unit upgrades. Given its older vintage relative to nearby stock, targeted renovations and systems updates present value‑add potential, provided investors budget for capex and lease management to maintain retention.
- Nationally above‑average neighborhood occupancy supports steady leasing
- Elevated home values in the area reinforce rental demand and retention
- 1975 vintage offers value‑add upside with targeted renovations and system upgrades
- 3‑mile outlook indicates more households and smaller sizes, expanding the renter base
- Risks: amenity gaps (cafes/pharmacies) and average safety require prudent underwriting and capex planning