| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Fair |
| Amenities | 58th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14432 Mulberry Dr, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1972 |
| Units | 82 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14432 Mulberry Dr, Whittier CA Multifamily Investment
Solid renter demand and high neighborhood occupancy support durable cash flow potential, according to WDSuite s CRE market data. The asset s older vintage may unlock value-add upside while benefiting from a high-cost ownership market in southeast Los Angeles County.
The property sits in an Urban Core pocket of Whittier with a B neighborhood rating and occupancy trends that are competitive among Los Angeles-Long Beach-Glendale neighborhoods (623 of 1,441). Neighborhood occupancy is in the top quartile nationally, which supports leasing stability and fewer downtime gaps between turns. A renter-occupied share near half of housing units indicates a dependable tenant base for multifamily, while still leaving headroom for quality assets to differentiate on renovations and management.
Local amenities lean practical: grocery and pharmacy access perform above most areas nationwide, and restaurants are plentiful compared with U.S. norms. By contrast, parks and cafes are limited nearby, which may place greater emphasis on on-site common areas and property-level amenities to bolster resident satisfaction and retention.
Schools in the surrounding area average roughly mid-3 out of 5 and rank above the metro median (282 of 1,441), placing them in the top quartile nationally a positive signal for family-oriented renter demand. The building s 1972 construction is slightly older than the local average stock (1977), pointing to potential capital planning needs alongside value-add or modernization opportunities that can improve competitive positioning against newer product.
Within a 3-mile radius, demographics show a stable family footprint with modest population softening but relatively steady household counts today and projections indicating a larger household base over the next five years. This shift, alongside a gradual decrease in average household size, can expand the renter pool and support occupancy stability. Elevated home values relative to incomes (high nationally) signal a high-cost ownership market, which tends to sustain multifamily demand and can aid lease retention, even as rent-to-income levels warrant attentive lease management.
Safety conditions are generally above the metro average for Los Angeles-Long Beach-Glendale (crime rank 1,183 of 1,441), though the area sits below the national median for safety based on percentile comparisons. Recent year-over-year estimates indicate some uptick in both violent and property offenses, so prudent operators may emphasize lighting, access controls, and resident communication to support retention and community standards.
Investors should view safety in comparative terms: while competitive among many Los Angeles neighborhoods, national positioning is mixed, and trends can vary block to block. Monitoring local reports and aligning onsite practices with insurer expectations can help mitigate risk without over-relying on neighborhood averages.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience, notably from LKQ, International Paper, Time Warner Business Class, Raytheon Public Safety RTC, and Edison International.
- LKQ corporate offices (2.2 miles)
- International Paper corporate offices (3.1 miles)
- Time Warner Business Class corporate offices (5.3 miles)
- Raytheon Public Safety RTC corporate offices (5.5 miles)
- Edison International corporate offices (8.6 miles) HQ
This 82-unit asset offers scale in a Los Angeles County submarket where neighborhood occupancy ranks in the top quartile nationally and is above the metro median a constructive backdrop for revenue continuity. The 1972 vintage is slightly older than nearby stock, creating a clear path for targeted value-add and systems modernization to enhance competitive standing and rent achievable relative to comparable properties. According to CRE market data from WDSuite, elevated home values versus incomes in the area reinforce continued reliance on rental housing, supporting depth of demand even as operators should watch affordability pressure and retention.
Within a 3-mile radius, projections point to a larger household base and smaller average household size, which can translate into renter pool expansion and steady absorption for well-managed communities. Balanced amenity access (strong groceries, pharmacies, and restaurants) and proximity to diversified employers further support day-to-day livability and leasing outcomes, while recent safety trends and age-related capital needs remain key underwriting considerations.
- Top-quartile neighborhood occupancy supports leasing stability versus metro peers
- 1972 vintage offers clear value-add and modernization potential
- High-cost ownership market sustains multifamily rental demand and retention
- 3-mile demographics point to renter pool expansion as households increase
- Risks: recent crime uptick and age-driven capex require active asset management