| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Fair |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14430 Mulberry Dr, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1972 |
| Units | 82 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14430 Mulberry Dr, Whittier CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand and high occupancy, according to WDSuite’s CRE market data, with renter-occupied housing accounting for roughly half of units in the immediate area. The asset’s positioning in Whittier offers exposure to Los Angeles employment while benefiting from a high-cost ownership market that supports lease retention.
Livability indicators in the surrounding Whittier neighborhood are favorable for multifamily. Grocery and pharmacy access test above national norms (80th–92nd percentiles), and the broader amenity mix ranks 654 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods — above the metro median. Average public school ratings near 3.5 out of 5 (73rd percentile nationally) add to family-oriented appeal.
For investors, renter demand looks resilient. The neighborhood’s apartment occupancy is strong and sits in the top quartile nationally, and performance is competitive among Los Angeles-Long Beach-Glendale neighborhoods (ranked 360 of 1,441). Median asking rents in the neighborhood benchmark in the 86th national percentile over the past five years, indicating sustained pricing power relative to many U.S. submarkets.
Ownership costs are elevated (home values in the 92nd national percentile; value-to-income ratio in the 94th), which tends to reinforce reliance on multifamily housing and supports lease retention. At the same time, rent-to-income levels trend relatively manageable compared with many coastal markets, suggesting some pricing headroom while maintaining tenant stability.
Construction vintage locally averages 1977. With a 1972 build, this property is modestly older than nearby stock, implying ongoing capital planning and potential value-add upside via targeted renovations and system upgrades to sharpen competitive positioning. Renter-occupied housing accounts for roughly 51% of neighborhood units, signaling depth to the tenant base and demand stability for professionally managed apartments.
Demographic statistics aggregated within a 3-mile radius show a stable family presence and larger household sizes by national standards, with a modest population drift but rising incomes historically and into the forecast period. WDSuite’s data indicate households are expected to increase alongside smaller average household sizes, which can expand the renter pool and support occupancy stability.
Safety trends should be evaluated as part of underwriting. The neighborhood’s crime rank is 1,183 out of 1,441 Los Angeles-Long Beach-Glendale neighborhoods, indicating safety levels below the metro average and below the national median (around the low 30s percentiles nationally). Recent year-over-year shifts show increases in both property and violent offense estimates; investors may wish to consider security features, lighting, and resident engagement as part of operational planning.
Comparatively, areas with similar urban-core profiles often see variability over time. Monitoring trend direction and coordinating with local resources can help preserve leasing stability and resident experience without over-relying on block-level assumptions.
Proximity to a diverse employment base supports renter demand and commute convenience, with nearby roles spanning auto parts distribution, packaging, telecom services, aerospace/defense, and beverages.
- LKQ — auto parts distribution (2.2 miles)
- International Paper — packaging (3.1 miles)
- Time Warner Business Class — telecom services (5.3 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (5.4 miles)
- Coca-Cola Downey — beverage operations (5.9 miles)
This 82-unit asset, built in 1972, sits in a high-cost ownership pocket of Los Angeles County where elevated home values and a sizable renter-occupied share underpin multifamily demand. According to CRE market data from WDSuite, the surrounding neighborhood shows top-quartile national occupancy and above-median amenity access within the metro, supporting lease retention and pricing discipline. The vintage suggests practical capital planning and value-add potential through targeted interior and systems upgrades to remain competitive against slightly newer stock.
Within a 3-mile radius, households are projected to increase even as average household size trends lower, which can expand the renter pool and aid occupancy stability over time. Strong regional employment access and a balanced rent-to-income backdrop further support durable cash flow potential, with the main underwriting considerations being safety trends and timing/scope of renovations.
- High-cost ownership market reinforces rental demand and lease retention
- Top-quartile national occupancy and above-metro-median amenities support stability
- 1972 vintage offers value-add potential through targeted renovations and system improvements
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: safety metrics below metro average; older systems require proactive capex planning