| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 66th | Good |
| Amenities | 55th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8120 Painter Ave, Whittier, CA, 90602, US |
| Region / Metro | Whittier |
| Year of Construction | 1984 |
| Units | 77 |
| Transaction Date | 2012-11-20 |
| Transaction Price | $8,000,000 |
| Buyer | KA 6 Associates, LLC |
| Seller | Berg Senior Services, LLC |
8120 Painter Ave Whittier CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand and mid-90% occupancy, according to WDSuite’s CRE market data, supporting durable income for a 1980s-vintage, 77-unit asset in Los Angeles County.
Situated in Whittier’s Urban Core, the neighborhood ranks competitive among Los Angeles-Long Beach-Glendale neighborhoods (450 out of 1,441), indicating balanced livability and access to daily needs rather than a trophy location. Parks and groceries are a relative strength with counts that place the area in the mid-to-high 80s percentiles nationally, while cafes and pharmacies are thinner locally—an operational consideration for marketing to residents who prioritize on-site or walkable conveniences.
School quality trends are a positive signal: the neighborhood’s average school rating lands in the top quartile nationally, which can translate into longer tenures for family renters and stronger lease retention. Median household incomes sit well above many U.S. neighborhoods, and rent levels (upper-percentile nationally) suggest pricing power, though owners should monitor affordability management to sustain renewal velocity.
For multifamily dynamics, neighborhood occupancy is in the upper quartile nationally and above the metro median, supporting stable collections and reduced downtime between turns. Renter-occupied housing accounts for roughly two-fifths of units, indicating a meaningful tenant base without the volatility seen in highly transient submarkets. High home values and a value-to-income ratio in the upper national percentiles signal a high-cost ownership market, which tends to reinforce reliance on rental housing and can underpin leasing stability.
Within a 3-mile radius, demographics show recent population essentially flat to slightly down, while households are projected to increase through 2028, implying smaller household sizes and a larger renter pool over time. Income growth within this radius has been solid, which, paired with neighborhood-level NOI per unit running in the low-80s national percentile (per WDSuite), supports a case for durable operations if owners remain disciplined on renewal strategies and unit positioning.
Vintage context: the average neighborhood construction year skews older (1956), while this property’s 1984 vintage is newer than much of the surrounding stock. That positioning can be competitive versus pre-1970s assets, though investors should still plan for modernization of systems and common areas to meet renter expectations and capture value-add upside.
Comparable crime metrics for this specific neighborhood are not available in the current WDSuite feed. Investors commonly benchmark safety by comparing neighborhood-level trends to city and metro averages and by assessing property-level controls (lighting, access, and visibility) alongside local policing and community programming.
When rank and percentile data are available, using metro ranks (out of the full set of 1,441 Los Angeles-Long Beach-Glendale neighborhoods) and national percentiles helps place conditions in context. Absent that dataset here, prudent underwriting can incorporate historical leasing performance, occupancy stability, and resident feedback as indirect indicators.
Proximity to diversified employers supports a broad renter base and commute convenience, with nearby roles spanning paper packaging, auto parts distribution, defense technology, beverages, and utilities. The following anchors help underpin weekday population and leasing stability.
- International Paper — packaging & paper (2.4 miles)
- LKQ — auto parts distribution (3.9 miles)
- Raytheon Public Safety RTC — defense & technology (5.5 miles)
- Coca-Cola Downey — beverages (5.8 miles)
- Edison International — utilities (6.6 miles) — HQ
8120 Painter Ave offers a 1984-vintage, 77-unit footprint positioned newer than much of the surrounding stock, creating a practical platform for targeted value-add while remaining competitive against older assets. Neighborhood occupancy trends are above the metro median and in the upper national quartiles, and high local home values point to an ownership market that sustains rental demand and supports lease retention. According to commercial real estate analysis from WDSuite, neighborhood NOI per unit benchmarks in the low-80s national percentile, reinforcing a case for stable operations with disciplined expense control.
Within a 3-mile radius, households are projected to rise even as population trends modestly lower, suggesting smaller household sizes and a broader renter pool. Incomes are comparatively strong, and rent-to-income ratios indicate manageable affordability pressure—conditions that can support renewal capture and pricing power when paired with thoughtful unit upgrades and resident experience improvements. Given the asset’s age, investors should underwrite ongoing modernization of interiors and common areas to protect competitiveness and reduce future capex surprises.
- Occupancy above the metro median supports steady collections and limited downtime between turns.
- High-cost ownership market reinforces renter reliance, supporting demand depth and lease retention.
- 1984 vintage is newer than neighborhood averages, with clear value-add and modernization pathways.
- Household growth within 3 miles signals a larger renter pool, aiding occupancy stability over time.
- Risks: amenity gaps (limited cafes/pharmacies) and aging building systems require active asset management and capex planning.