| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 59th | Good |
| Amenities | 31st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15620 Leffingwell Rd, Whittier, CA, 90604, US |
| Region / Metro | Whittier |
| Year of Construction | 1974 |
| Units | 95 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15620 Leffingwell Rd Whittier Multifamily Investment
This 95-unit property from 1974 benefits from neighborhood-level occupancy at 99.4%, ranking in the top 10% nationally. According to CRE market data from WDSuite, the area shows strong rental demand fundamentals with above-average NOI per unit performance.
The Whittier neighborhood demonstrates solid fundamentals for multifamily investors, with occupancy rates at 99.4% ranking in the 95th percentile nationally among neighborhoods. The area maintains a C+ overall rating among 1,441 metro neighborhoods, with housing metrics performing in the 77th percentile nationally. Median household income of $104,048 has grown 45.7% over five years, supporting tenant income stability.
Demographics within a 3-mile radius show a stable tenant base with 160,652 residents and moderate population growth of 0.3% over five years. The area's 30.5% share of renter-occupied housing units provides a solid rental market foundation. Median contract rent of $1,927 reflects 24.5% growth over five years, while rent-to-income ratios remain manageable at 0.17, suggesting sustainable rental demand without excessive affordability pressure.
The property's 1974 construction year aligns with the neighborhood average of 1965, indicating potential value-add opportunities through strategic renovations and unit improvements. Home values averaging $742,725 with 31.5% five-year appreciation help sustain rental demand by limiting ownership accessibility for many households. School ratings average 3.5 out of 5, ranking in the 73rd percentile nationally, supporting family-oriented tenant retention.
Amenity density shows mixed results, with strong restaurant access at 8.95 per square mile but limited grocery and park options nearby. The neighborhood's NOI per unit average of $8,297 ranks in the 69th percentile nationally, indicating above-average operational performance potential for well-managed properties.
Safety metrics show moderate performance relative to the Los Angeles metro area. Property crime rates of 321.97 per 100,000 residents rank 645th among 1,441 metro neighborhoods, placing the area near the middle of regional comparisons. However, recent trends show improvement with property crime declining 30.2% year-over-year, ranking in the 73rd percentile nationally for crime reduction.
Violent crime rates remain relatively low at 28.1 incidents per 100,000 residents, with a significant 57.5% decrease over the past year. This improvement trend ranks in the 88th percentile nationally, suggesting strengthening community safety conditions that can support tenant retention and property values over time.
The property benefits from proximity to major corporate employers that provide workforce housing demand, with several Fortune 500 companies within reasonable commuting distance.
- LKQ — automotive parts distribution (2.9 miles)
- International Paper — packaging and paper products (4.8 miles)
- Time Warner Business Class — telecommunications services (5.6 miles)
- Raytheon Public Safety RTC — defense and aerospace (7.0 miles)
- Edison International — utility services (9.8 miles) — HQ
This 95-unit property presents a compelling value-add opportunity in a stable Whittier submarket. The 1974 construction year offers renovation upside potential while neighborhood occupancy at 99.4% demonstrates strong rental demand fundamentals. Household income growth of 45.7% over five years and median incomes above $104,000 support rent growth potential, while manageable rent-to-income ratios of 0.17 indicate pricing power without affordability constraints.
Demographics within a 3-mile radius show household growth of 2.6% over five years with projections for continued expansion, supporting tenant demand stability. According to commercial real estate analysis, the area's NOI per unit performance in the 69th percentile nationally suggests above-average operational potential for experienced multifamily operators. Home values averaging $742,725 with strong appreciation help maintain rental demand by limiting ownership competition.
- Exceptional neighborhood occupancy at 99.4% ranking in top 10% nationally
- Strong household income growth of 45.7% over five years supporting rent increases
- Value-add potential through strategic renovations of 1974-vintage units
- Proximity to major employers including Edison International headquarters
- Risk consideration: Limited nearby amenities may impact tenant retention long-term