| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 38th | Fair |
| Amenities | 66th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7017 Milton Ave, Whittier, CA, 90602, US |
| Region / Metro | Whittier |
| Year of Construction | 1972 |
| Units | 34 |
| Transaction Date | 2013-10-07 |
| Transaction Price | $5,160,000 |
| Buyer | 7017 MILTON PROPERTIES LLC |
| Seller | BRUCE DONALD C |
7017 Milton Ave Whittier, CA Multifamily Investment
Neighborhood-level data shows a high renter-occupied share and steady occupancy supporting durable tenant demand, according to WDSuite’s CRE market data for the area.
Situated in Whittier’s Urban Core, the property benefits from a renter-driven neighborhood profile and service-oriented amenities that support multifamily performance. Neighborhood occupancy is above the national median, while locally it tracks mid-pack among 1,441 Los Angeles–Long Beach–Glendale neighborhoods. A very high renter-occupied share indicates depth in the tenant base, which can aid leasing stability and renewal potential during typical turnover cycles.
Daily needs are mixed. The neighborhood is competitive among Los Angeles metro neighborhoods for overall amenities (ranked in the stronger third out of 1,441), with exceptional density of cafes and childcare options — top quartile locally and near the top nationally. Pharmacy access is also strong. By contrast, measured grocery and park access rates are at the bottom of the metro distribution, so residents likely rely on nearby districts for larger-format shopping and open space. For investors, this blend suggests strong convenience for quick-service retail and services, with some reliance on surrounding trade areas for groceries and recreation.
Rent and pricing context point to sustained renter reliance on multifamily housing. Neighborhood home values sit in a high-cost ownership market relative to national benchmarks (upper deciles nationally), and typical contract rents trend above national medians. This combination tends to reinforce apartment demand and supports occupancy durability, while also warranting attention to rent-to-income dynamics and lease management for retention.
Vintage context is favorable: the average neighborhood construction year skews older (1950s), while this asset was built in 1972. That positioning can be competitively advantageous versus the oldest stock, though capital planning for building systems and selective renovations may be necessary to capture value-add upside.
Demographics within a 3-mile radius indicate a large resident base with stable household counts in recent years and forecasts calling for an increase in households alongside smaller average household sizes. Taken together, this points to a larger tenant pool over time and supports occupancy stability and leasing velocity for well-managed multifamily assets.
Comparable safety metrics at the neighborhood level were not available in this dataset. Investors often benchmark conditions against nearby Los Angeles–area neighborhoods and citywide trends to gauge on-the-ground risk, then corroborate with property-level history and professional inspections.
- International Paper — packaging & paper (2.4 miles)
- LKQ — auto parts distribution (4.7 miles)
- Raytheon Public Safety RTC — defense training facilities (5.6 miles)
- Edison International — electric utility (5.7 miles) — HQ
- Coca-Cola Downey — beverage operations (5.8 miles)
The immediate area draws from a diverse employment base spanning packaging, auto parts distribution, defense-related training, electric utilities, and beverage operations, supporting workforce housing demand and commute convenience for renters.
7017 Milton Ave offers investors exposure to a renter-centric Urban Core pocket of Los Angeles County with solid amenity convenience for daily services and strong national positioning on home values that supports continued reliance on rental housing. Neighborhood occupancy is above the national median, and the very high renter-occupied share indicates depth of demand that can underpin leasing stability. Within a 3-mile radius, forecasts point to growth in household counts and smaller household sizes, which typically expand the renter pool and support absorption. According to CRE market data from WDSuite, these dynamics align with sustained tenant demand, while elevated ownership costs can support pricing power for well-managed assets.
Built in 1972, the property is newer than much of the neighborhood’s older housing stock, suggesting relative competitiveness versus pre-1960 assets while leaving room for targeted value-add and systems modernization. Investors should underwrite operational discipline around affordability pressure and the area’s limited grocery and park access, balancing those considerations against strong service amenities, commute-friendly employment nodes, and the neighborhood’s renter concentration.
- Renter-centric neighborhood and above-national-median occupancy support demand stability
- High ownership costs locally reinforce multifamily demand and potential pricing power
- 1972 vintage enables competitive positioning with value-add and modernization upside
- Diverse nearby employers bolster workforce housing appeal and retention
- Risks: affordability pressure, mid-pack local occupancy, and limited grocery/park access