11904 Painter, Whittier, California 90605, Whittier, 90605 - bed, bath
11904 Painter
Whittier, California 90605
Property Price
SUMMARY
Analysis of 11904 Painter, Whittier, California 90605 is currently available with a list price of $2,075,000. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Whittier Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property has undergone extensive renovations within the last 7 years, including over $160,000 in upgrades to kitchens, bathrooms, flooring, windows, and electrical systems. While the original structure dates to 1955, the units are well-maintained, move-in ready, and feature modern finishes that align with the 'good' condition criteria for renovated older homes.
PROSSTRENGTHS & OPPORTUNITIES
- Significant Development Potential
The massive 0.75-acre lot includes pre-approved LA County plans for ADUs, offering a rare opportunity to significantly increase density and future rental yield.
- Low Owner Expenses
All units are individually metered for all utilities including water and trash, with tenants paying all costs, which maximizes the Net Operating Income (NOI).
- Extensive Capital Improvements
With over $160,000 in upgrades over the last 7 years, the property features newer kitchens, bathrooms, windows, and electrical panels, reducing immediate CAPEX requirements.
CONSRISKS & DEFICIENCIES
- Occupancy Constraints
The property will not be delivered with vacant units, which limits the ability for an owner-user to occupy a unit or for an investor to immediately reset rents to market rate.
- Inconsistent Parking Amenities
Only three of the four homes include a garage, which may create an imbalance in utility and value between the units.
- Market Pricing Adjustments
The property has seen multiple price reductions from its original $2.35M listing, suggesting the initial valuation was aggressive relative to current market demand.
About 11904 Painter
4-PLEX OPPORTUNITY! Great Property! Gross Income $125,820, NOI $99,744 ! Starting cap rate is appx. 4.80%!!! 4 INDIVIDUAL HOMES on almost 3/4 acre lot! Great Income Investment property with HUGE POTENTIAL to add ADU's! See attached link for pre-approved LA County ADU PLANS. Each home has their own backyard. 3 homes have a 1 car garage. Property has been well maintained and is a CASH COW. Total gross rents are $10,485/month. Each home features 2 bedrooms/1 bath. All units have been upgraded. All have newer kitchens, bathrooms, windows, flooring, wall heater, electrical panels, newer garage doors. All units are individually metered for all utilities. Tenants pay all utilities, water, trash, gas, electricity. Over $160,000 in improvements have been made in the last 7 years. All units have their own washer/dryer hookups. 2 tenants are Section 8. This is a great opportunity! Hurry won't last long. Will not be delivered with vacant units. 3 are long term tenants.
Property Details
Public Facts
- Property Type
- Quadruplex
- Year Built
- 1955
- Lot Size
- 29,746 Sq. Ft.
Interior
- Total Bedrooms
- -
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | - | - | 50% |
| Baths | - | - | 50% |
| Square foot | 3,097 | 2,612 | 75% |
| Lot Size | 29,746 | 18,784 | 75% |
| Price | $2.08M | $1.20M | 75% |
| Price per sq ft | $670 | $460 | 75% |
| Built year | 1955 | 1952 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 46 | 105 | 25% |
Pricing History
Listed for Sale
Feb 17, 2026
$2,075,000
$2,150,000
-3% Price Drop
Initial Listing
Price Change
Feb 4, 2026
$2,150,000
$2,295,000
-6% Price Drop
Initial Listing
Price Change
Jan 27, 2026
$2,295,000
$2,350,000
-2% Price Drop
Initial Listing
Price Change
Jan 19, 2026
$2,350,000
Initial Listing