| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 57th | Good |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6535 Pickering Ave, Whittier, CA, 90601, US |
| Region / Metro | Whittier |
| Year of Construction | 1973 |
| Units | 20 |
| Transaction Date | 2009-07-01 |
| Transaction Price | $371,000 |
| Buyer | MEYERS FRANCES K |
| Seller | ANDERSEN WALTER A |
6535 Pickering Ave Whittier 20-Unit Multifamily
Neighborhood occupancy sits in the low 90s and renter concentration is around two-fifths of units, pointing to a durable tenant base, according to WDSuite’s CRE market data. Elevated ownership costs locally further support renter demand and potential lease retention.
This Inner Suburb location in Whittier offers steady fundamentals for workforce housing. Neighborhood-level occupancy is in the low 90s, and the share of renter-occupied housing is around 41%, indicating a balanced but sufficient pool of prospective tenants for a 20-unit asset. Median contract rents track in the upper range versus neighborhoods nationwide, while rent-to-income sits near 0.22, suggesting manageable affordability pressure that can aid retention and collections, based on CRE market data from WDSuite.
Daily-needs access is a relative strength: grocery and pharmacy density sit above many U.S. neighborhoods (around the 69th–71st national percentiles), and park access is competitive (roughly the 83rd percentile). Destination retail and third places are thinner near the subject (few cafes/childcare within the neighborhood), so residents may rely on nearby corridors for discretionary amenities. Average school ratings are mid-range (about 3.0/5 and roughly the 61st percentile nationally), supporting family appeal without being a primary rent driver.
Relative to the Los Angeles-Long Beach-Glendale metro, the neighborhood’s overall rank is near the metro median (725 of 1,441 neighborhoods). The area’s housing stock skews older (average vintage 1965), while the subject property’s 1973 construction is somewhat newer than the neighborhood norm—generally competitive versus older stock, though investors should still plan for systems modernization and common-area updates as part of capital planning.
Demographic indicators within a 3-mile radius show recent population softness but a stable household base, with forecasts pointing to growth in households over the next five years. Combined with high home values (upper percentiles nationally), this high-cost ownership market tends to reinforce reliance on multifamily rentals—supporting occupancy stability and a consistent renter pipeline.
Neighborhood-level safety benchmarks are not available for this location in WDSuite at this time. Investors typically compare submarket and city trends, review multi-year patterns, and underwrite to property-level measures (lighting, access control, and on-site management) to support leasing performance and retention.
Proximity to utilities, manufacturing, and consumer goods offices supports a broad workforce renter base and commute convenience. The following nearby employers can help underpin leasing stability.
- International Paper — packaging and paper (2.4 miles)
- LKQ — auto parts distribution (4.9 miles)
- Edison International — electric utility (5.4 miles) — HQ
- Raytheon Public Safety RTC — defense & aerospace offices (5.7 miles)
- Coca-Cola Downey — beverage bottling/distribution (5.8 miles)
6535 Pickering Ave is a 20-unit, 1973-vintage asset positioned in a Whittier neighborhood that delivers stable occupancy and a balanced renter pool. High home values at the neighborhood level suggest a high-cost ownership market, reinforcing reliance on rentals and supporting lease retention. Rents benchmark in the upper national range while rent-to-income remains moderate, indicating potential pricing power without outsized affordability pressure.
Nearby employers across utilities, manufacturing, and consumer goods provide a diversified employment base and commute-oriented appeal. Based on commercial real estate analysis from WDSuite, the property’s slightly newer-than-neighborhood-average vintage can compete well against older stock, though investors should plan for ongoing systems modernization and common-area improvements.
- Stable neighborhood-level occupancy and balanced renter concentration support steady leasing
- High-cost ownership market sustains renter reliance and potential retention
- 1973 vintage is competitive versus older neighborhood stock with value-add potential
- Proximity to diversified employers underpins tenant demand
- Risks: thinner discretionary amenities nearby and aging systems requiring capex planning