| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Fair |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14410 Mulberry Dr, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1972 |
| Units | 47 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14410 Mulberry Dr, Whittier CA Multifamily Investment
Neighborhood occupancy is in the top quartile locally and elevated ownership costs sustain renter reliance on multifamily housing, based on CRE market data from WDSuite. These signals point to durable tenant demand in the immediate area rather than at the property level.
The property sits within an Urban Core neighborhood in the Los Angeles-Long Beach-Glendale metro with a B rating. According to WDSuite’s CRE market data, neighborhood occupancy trends rank in the top quartile among 1,441 metro neighborhoods, indicating stable leasing conditions that support income durability for well-managed assets. Median home values and the value-to-income ratio are elevated for the area, which generally reinforces rental demand and can support pricing power when paired with prudent lease management.
Amenity access is above the metro median, with strong coverage of grocery and pharmacy options and a broad restaurant selection, while parks and cafes are thinner. Average school ratings are above national norms (3.5 on a 5-point scale and top quartile nationally), which can aid resident retention for family-oriented unit mixes.
Vintage matters for capital planning: this asset’s 1972 construction predates the neighborhood’s average stock (1977). Investors should underwrite for ongoing system upgrades and targeted renovations; the flip side is potential value-add upside through common-area refreshes and in-unit modernization to compete against newer inventory.
Demographic statistics are aggregated within a 3-mile radius. Renter-occupied housing accounts for roughly 36% of units today and is projected to trend modestly higher over the next five years. Even as population is expected to edge lower, households are projected to increase with smaller average household sizes—dynamics that can expand the renter pool and support occupancy stability for multifamily assets.
Safety conditions should be considered in underwriting. The neighborhood’s crime rank is in the lower tier compared with other Los Angeles-Long Beach-Glendale neighborhoods (1,441 total), and safety benchmarks sit below national averages. Recent year-over-year readings indicate an uptick in both property and violent offenses at the neighborhood level.
Investors may mitigate risk through security-conscious operations, lighting and visibility improvements, and resident engagement, while positioning rents and marketing toward households that value proximity to jobs and essential services.
Proximity to diversified employers supports renter demand and commute convenience, notably in auto parts distribution, packaging, telecom services, defense-related operations, and a regional utility HQ.
- LKQ — auto parts distribution (2.23 miles)
- International Paper — packaging (3.04 miles)
- Time Warner Business Class — telecom services (5.29 miles)
- Raytheon Public Safety RTC — defense-related operations (5.41 miles)
- Edison International — utility & corporate services (8.5 miles) — HQ
This 47-unit, 1972-vintage asset in Whittier benefits from neighborhood occupancy that ranks in the top quartile locally and ownership costs that remain high relative to incomes—factors that tend to reinforce multifamily demand and support stable collections when operations are disciplined. According to CRE market data from WDSuite, amenity access is above the metro median for essentials (groceries, pharmacies) and restaurants, while schools benchmark above national norms, aiding retention for family-oriented renters.
Within a 3-mile radius, renter-occupied housing represents a meaningful share of units and is projected to rise modestly even as average household size declines. That combination points to a larger tenant base over time. Given the 1972 construction, underwriting should include ongoing system upgrades and selective interior improvements to sustain competitiveness versus newer stock and unlock value-add potential.
- Neighborhood occupancy in the top quartile locally supports rent roll stability
- Elevated home values and ownership costs reinforce reliance on rental housing, aiding pricing power
- 3-mile renter base and projected household growth expand the tenant pool and support leasing
- 1972 vintage offers value-add potential through targeted renovations and system upgrades
- Risks: safety benchmarks below national averages and thinner parks/cafe amenities warrant operational focus