| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 36th | Fair |
| Amenities | 44th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8930 Painter Ave, Whittier, CA, 90602, US |
| Region / Metro | Whittier |
| Year of Construction | 1974 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8930 Painter Ave, Whittier Multifamily Investment
High-cost ownership in Whittier and steady neighborhood occupancy support renter demand and lease retention, according to WDSuite’s CRE market data.
Situated in Whittier’s Urban Core within the Los Angeles-Long Beach-Glendale metro, the property benefits from daily-needs convenience: grocery access sits in the top quartile nationally, while restaurants are also strong relative to U.S. peers. By contrast, cafes, parks, and childcare are thin locally, suggesting residents rely more on nearby corridors for discretionary amenities.
Neighborhood housing patterns indicate a meaningful renter-occupied base in the immediate area, and within a 3-mile radius renters account for about two-fifths of housing units — a depth that supports multifamily absorption and renewals. The area’s rent-to-income profile points to moderate affordability pressure for renters, which can aid retention with disciplined lease management.
Median home values rank in the top decile nationally, and the value-to-income ratio trends high versus U.S. neighborhoods. In practical terms, this is a high-cost ownership market that tends to sustain reliance on rental housing, reinforcing demand for well-operated multifamily assets.
Schools average roughly 3 out of 5 and score above the national midpoint, which can support family renter stickiness. The neighborhood is rated C among Los Angeles metro neighborhoods; while not a top performer, it remains competitive on daily services and commute connectivity typical of inner-ring Los Angeles submarkets.
Vintage context: the neighborhood’s average construction year skews to the late 1950s. A 1974 asset is newer than the local average, which can offer a relative edge on building systems and curb appeal, while still presenting scope for targeted value-add and efficiency upgrades.
Demographics within a 3-mile radius show slight population softening in recent years but stability in household counts. Forward-looking projections indicate rising household incomes and an increase in total households alongside smaller average household sizes — a mix that can expand the renter pool and support occupancy and rent trade-outs over time based on commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood benchmark around the national midpoint overall. Recent trends show violent incidents declining sharply year over year (a positive directional signal), while property-related incidents ticked up in the latest annual reading. For investors, this mixed picture suggests standard risk management — lighting, access control, and resident screening — remains important to support leasing and retention.
Compared with U.S. neighborhoods, the area’s crime posture sits slightly on the favorable side of average, but sub-metrics vary by category and period. Monitoring trend data and coordinating with local community policing resources can help maintain stability without overreaching conclusions from short-term moves.
Proximity to a diverse employment base supports workforce housing demand and commute convenience, with nearby roles in packaging, auto parts distribution, defense-related operations, beverage bottling, and utility headquarters.
- International Paper — packaging (1.9 miles)
- LKQ — auto parts distribution (3.1 miles)
- Raytheon Public Safety RTC — defense-related operations (4.9 miles)
- Coca-Cola Downey — beverage bottling (5.2 miles)
- Edison International — utilities (7.2 miles) — HQ
This 92-unit, 1974 vintage asset positions slightly newer than the neighborhood’s typical stock, offering relative competitiveness versus older buildings while leaving room for targeted value-add (interiors, energy efficiency, and common-area upgrades). Demand is underpinned by a high-cost ownership backdrop and a renter base that remains sizable locally; within the 3-mile area, households are stable and incomes are rising in forecasts, supporting occupancy and rent integrity over the hold. According to CRE market data from WDSuite, neighborhood occupancy trends are steady and daily-needs access is strong, especially for groceries.
Forward-looking household growth and income gains, combined with constrained ownership affordability, point to durable renter demand. Operators should plan for normalizing expense growth and capital planning appropriate for a 1970s building, while leveraging location fundamentals to drive renewals and measured rent trade-outs.
- Newer-than-neighborhood vintage (1974) offers competitive positioning with value-add upside on systems and interiors.
- High-cost ownership market supports sustained reliance on rentals, aiding tenant retention and pricing discipline.
- Daily-needs access is strong (notably groceries), supporting livability and leasing stability.
- Forecasts show rising household incomes and more households within 3 miles, expanding the renter pool.
- Risks: mixed crime trends and thinner discretionary amenities (parks/cafes) warrant active asset management and resident engagement.