| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 88th | Best |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5401 E Anaheim Rd, Long Beach, CA, 90815, US |
| Region / Metro | Long Beach |
| Year of Construction | 1987 |
| Units | 22 |
| Transaction Date | 2020-09-10 |
| Transaction Price | $9,600,000 |
| Buyer | PARK ESTATES APARTMENT COMPANY LP |
| Seller | 5401 EAST ANAHEIM ROAD INVESTMENT LP |
5401 E Anaheim Rd Long Beach Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Long Beach supports steady operations, according to WDSuite’s CRE market data. The neighborhood’s high occupancy and affluent renter profile point to durable leasing with measured pricing power.
Located in an Inner Suburb of the Los Angeles–Long Beach–Glendale metro, the neighborhood scores an A and ranks 91 among 1,441 metro neighborhoods, placing it above the metro median. Amenity access is competitive nationally: restaurants and cafes index in the upper percentiles, with grocery and pharmacy access also above national norms. Immediate park access is limited, so on-site open space or proximity to coastal recreation can be a differentiator for retention.
School quality is a standout: the neighborhood’s average school rating sits in the top percentile nationally and ranks first among 1,441 metro neighborhoods, a signal of family-friendly fundamentals that can support longer tenancy. Median contract rents in the area are high relative to the nation, while neighborhood occupancy is elevated, indicating healthy absorption and limited turnover risk.
Vintage context matters for competitive positioning. With construction year 1987 versus a neighborhood average near the late 1960s, the asset is newer than much of the local stock, which can reduce near-term functional obsolescence while still leaving room for targeted system updates or cosmetic upgrades to capture premium rents.
Within a 3-mile radius, demographic statistics show a sizable, well‑income household base and a renter-occupied share just over half of units, underscoring depth of the tenant pool. Forecasts through 2028 point to population growth and a meaningful increase in households, expanding the renter pool and supporting occupancy stability. Elevated home values in the neighborhood compared with national levels suggest a high‑cost ownership market, which tends to reinforce reliance on multifamily housing and support pricing resilience for well‑maintained communities.
Safety indicators are mixed and should be monitored. The neighborhood’s crime rank is 1,326 among 1,441 metro neighborhoods, placing it below the metro average for safety, and national comparisons fall into lower percentiles (less favorable). Recent one‑year trends indicate a notable uptick in both violent and property offenses, so prudent operators may consider enhanced access controls, lighting, and resident engagement to support retention.
Investors should frame safety in context: this is a dense coastal metro where conditions vary block to block, and neighborhood‑level metrics do not imply conditions at a specific property. Tracking trend direction alongside leasing outcomes and insurance costs can help calibrate risk management over the hold period.
Proximity to a diverse employment base supports commuter convenience and steady renter demand, led by healthcare, packaging/paper, industrial gases and chemicals, telecommunications, and industrial supplies.
- Molina Healthcare — healthcare services (4.3 miles) — HQ
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging & paper (6.1 miles)
- Air Products & Chemicals — industrial gases & chemicals (6.4 miles)
- Time Warner Business Class — telecommunications (7.2 miles)
- Airgas — industrial supplies & gases (7.3 miles)
This 22‑unit, 1987‑vintage community benefits from strong neighborhood fundamentals: high occupancy, top‑tier school ratings, and an amenities mix that ranks above national norms. Being newer than the local average vintage enhances competitive positioning versus older stock, while selective modernization can unlock value. Elevated ownership costs nearby sustain renter demand and support pricing durability, according to commercial real estate analysis from WDSuite.
Within a 3‑mile radius, rising household counts and a renter‑occupied share just over half suggest a deep tenant base. Larger average floor plans (around 1,000 sq. ft.) can aid retention among households seeking space, while disciplined lease management remains important given affordability pressures typical of coastal California and the area’s mixed safety trend.
- Newer‑than‑area vintage (1987) offers competitive positioning with targeted value‑add potential
- High neighborhood occupancy and strong schools support retention and lease stability
- Diverse nearby employment base underpins steady renter demand and commute convenience
- High‑cost ownership market reinforces multifamily reliance and measured pricing power
- Risks: monitor safety trends, affordability pressures, and capex for aging systems