| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 46th | Fair |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14950 Mulberry Dr, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1987 |
| Units | 51 |
| Transaction Date | 2011-03-17 |
| Transaction Price | $3,500,035 |
| Buyer | WHITTIER MULBERRY VILLAS L P |
| Seller | NATIONAL COMMUNITY RENAISSANCE OF CALIFO |
14950 Mulberry Dr Whittier Multifamily Investment Opportunity
Neighborhood occupancy trends are resilient and competitive for Los Angeles, according to WDSuite’s CRE market data, while elevated ownership costs in the area help sustain renter demand and lease retention potential.
Positioned in Whittier’s Urban Core, the neighborhood posts occupancy that ranks competitive among Los Angeles-Long Beach-Glendale’s 1,441 neighborhoods and sits in the top quintile nationally, signaling stable renter demand. Recent softening has been modest, and rent levels trend above national norms, supporting revenue durability with a rent-to-income ratio around 0.18 that suggests manageable affordability pressure for lease management.
Daily needs are well served: grocery access scores near the top of national comparisons, and childcare density is similarly strong, while parks, cafes, and pharmacies are comparatively limited. Average school ratings are above national medians, which can support family-tenant retention, though investors should account for the thinner recreation and cafe mix when positioning amenities.
Tenure data indicates roughly 40.5% of housing units are renter-occupied in this neighborhood, providing a meaningful but not dominant renter base. This mix supports multifamily absorption while leaving some competition from ownership options, particularly given higher home values that reinforce reliance on rental housing for many households.
Within a 3-mile radius, demographics show a slight population contraction alongside a small increase in household count historically, and projections indicate more households and smaller average household sizes over the next five years. For investors, this points to a larger count of households relative to population, which can expand the tenant base and support occupancy stability even as household composition evolves.
Built in 1987, the property is somewhat newer than the neighborhood’s average vintage (early 1980s). Investors should anticipate routine mid-life system updates while benefiting from relative competitiveness versus older stock, with value-add potential through targeted interior and common-area upgrades.
Safety indicators are mixed relative to peers. The neighborhood’s overall crime standing places it below the national median for safety, and it is not among the top performers within the Los Angeles-Long Beach-Glendale metro’s 1,441 neighborhoods. However, recent data shows a meaningful decline in property offenses year over year, even as violent offense metrics have moved unfavorably. Investors should underwrite security, lighting, and resident engagement measures consistent with submarket norms rather than assuming block-level outcomes.
Nearby employers help anchor demand for workforce and middle-income renters, with commutes to operations such as LKQ, International Paper, Time Warner Business Class, Raytheon Public Safety RTC, and Coca-Cola Downey supporting leasing and retention.
- LKQ — automotive parts (2.4 miles)
- International Paper — packaging & paper (3.8 miles)
- Time Warner Business Class — telecom services (5.3 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (6.0 miles)
- Coca-Cola Downey — beverage bottling/operations (6.5 miles)
14950 Mulberry Dr offers exposure to a Los Angeles-area neighborhood with competitive occupancy and rent levels above national norms, supported by a renter base reinforced by high ownership costs. Based on CRE market data from WDSuite, neighborhood occupancy sits in the top national tier and remains competitive in the metro, indicating demand stability. The 1987 vintage positions the asset as newer than much of the early-1980s stock nearby, with room for targeted renovations to drive rent positioning while managing mid-life systems.
Within a 3-mile radius, household counts have inched higher historically and are projected to rise alongside smaller average household sizes, pointing to a larger tenant base even as population trends modestly down. Rising incomes in the area bolster pricing power, while the renter-occupied share provides depth without overreliance on transient demand. Key risks include mixed safety readings and limited parks/cafes, which argue for prudent security and amenity programming in the business plan.
- Competitive neighborhood occupancy versus metro and top-quintile nationally supports stability
- Elevated home values sustain rental reliance and underpin tenant retention and pricing
- 1987 vintage enables value-add through targeted interiors and common-area upgrades
- 3-mile outlook: more households and smaller sizes expand the renter pool for leasing
- Risks: safety metrics below national median and thinner parks/cafes require thoughtful asset management