| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Good |
| Demographics | 32nd | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14142 Coteau Dr, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1987 |
| Units | 41 |
| Transaction Date | 1995-12-13 |
| Transaction Price | $1,700,000 |
| Buyer | STILLWAGON ROSS I |
| Seller | AMERICAN SVGS BANK FA |
14142 Coteau Dr Whittier Multifamily Opportunity
Neighborhood occupancy trends are solid and the high-cost ownership market supports steady renter demand, according to WDSuite’s CRE market data.
The property sits in Whittier’s Urban Core, where renter demand is underpinned by strong everyday convenience. Neighborhood amenities score above the national median, with restaurants and cafes performing in the top decile nationally, while grocery access trends well above average. Within the Los Angeles-Long Beach-Glendale metro, the amenity profile ranks above the metro median (637 of 1,441 neighborhoods), signaling lifestyle convenience that can aid leasing and retention.
Multifamily fundamentals are comparatively resilient. Neighborhood occupancy is in the upper tier nationally (79th percentile), which typically supports stable cash flow and reduces lease-up risk. The local renter-occupied share is roughly a third of housing units, indicating a shallower renter base than more renter-heavy LA submarkets, but WDSuite data points to gradual growth in renter concentration over time, which can deepen the tenant pool.
Homeownership costs are elevated versus national norms (home values around the 90th percentile and value-to-income near the top decile). For investors, a high-cost ownership market generally sustains reliance on rental housing, supporting pricing power and lease retention, particularly when rent-to-income levels are still manageable relative to peers.
Vintage matters: built in 1987, the asset is newer than the neighborhood’s average 1970s housing stock. That positioning can provide a competitive edge over older buildings, while still warranting targeted system upgrades or modernization to capture value-add upside.
Schools in the area trend lower-rated (nationally below the median), and parks/pharmacy density is limited, factors to consider for resident mix and marketing. Even so, restaurant and cafe depth, plus above-average grocery access, provide daily convenience that supports renter satisfaction and renewals.
Demographic statistics are aggregated within a 3-mile radius. Households are projected to increase even as the overall population edges down, indicating smaller household sizes and a broader household base. For multifamily investors, that mix typically means a larger tenant pool and support for occupancy stability.
Safety indicators are mixed and should be evaluated within broader LA County context. The neighborhood sits below the national median for safety (violent and property offense percentiles are lower than average), and within the metro it ranks toward the less safe end of the spectrum (crime rank 983 of 1,441 neighborhoods). That said, recent data show property offenses trending down over the past year, an encouraging directional improvement to monitor.
Investors should underwrite with conservative assumptions, emphasize lighting, access control, and tenant communications, and track ongoing trendlines rather than block-level anecdotes. All comparisons reference neighborhood-level data; national percentiles compare neighborhoods nationwide.
Nearby industrial, media, and consumer goods employers provide a diversified employment base and commute convenience that can support workforce housing demand and resident retention. The list below highlights major employers within an approximately 1–6 mile radius.
- LKQ — auto parts distribution (1.0 miles)
- International Paper — packaging & paper (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 & distribution (5.5 miles)
This 41-unit, 1987-vintage asset benefits from strong neighborhood occupancy (upper-tier nationally) and a high-cost ownership market that reinforces sustained renter reliance. Restaurants, cafes, and groceries are abundant relative to national peers, supporting day-to-day convenience and helping with leasing and renewals. Based on CRE market data from WDSuite, rent burdens in this area are generally manageable versus incomes, which can aid retention even as rents remain above national averages.
Within a 3-mile radius, households are expected to increase while population trends edge lower, implying smaller household sizes and a broader base of households entering the market — a setup that typically expands the renter pool and supports occupancy stability. While school ratings and park/pharmacy access are comparatively weak and safety ranks below metro leaders, crime trendlines show recent improvement and the property’s later-1980s vintage can compete well against older stock with targeted updates.
- Upper-tier neighborhood occupancy supports stable cash flow
- High-cost ownership market underpins sustained renter demand and pricing power
- 1987 vintage offers competitive positioning with value-add modernization potential
- 3-mile household growth points to a larger tenant base and leasing resilience
- Risks: below-median safety and weaker school/park access warrant conservative underwriting and asset-level mitigations