| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Fair |
| Demographics | 35th | Poor |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1230 S Dale Ave, Anaheim, CA, 92804, US |
| Region / Metro | Anaheim |
| Year of Construction | 1978 |
| Units | 34 |
| Transaction Date | 2002-04-23 |
| Transaction Price | $3,200,000 |
| Buyer | ANAHEIM 34 LLC |
| Seller | WONG EUGENE Y |
1230 S Dale Ave Anaheim CA Multifamily Investment
Neighborhood occupancy is solid with a deep renter-occupied base, according to WDSuite’s CRE market data, supporting durable cash flow for a 34-unit asset in Anaheim. Strong amenity density and a high-cost ownership market further reinforce steady renter demand.
The surrounding neighborhood rates B+ (ranked 186 of 516 in the Anaheim–Santa Ana–Irvine metro), placing it competitive among metro peers and in the top quartile nationally for overall amenities. Cafes and groceries are particularly dense (both ranked within the top 6%–10% of 516 neighborhoods), which helps with daily convenience and supports resident retention.
Occupancy in the neighborhood stands at 96.1%, and renter-occupied housing represents a sizable share of units (ranked 76 of 516 — top quartile locally). For investors, that indicates a broad tenant base and supports leasing stability across cycles, based on CRE market data from WDSuite.
Within a 3-mile radius, household counts have risen over the past five years and are projected to increase further by 2028, while average household size trends lower. This combination points to a larger tenant pool formed by more, smaller households — a setup that typically supports absorption for mid-size multifamily properties like this one.
The area aligns with a high-cost ownership market (home values and value-to-income ratios score in the upper national percentiles). That context generally sustains renter reliance on multifamily housing and can aid pricing power, though lease management should monitor rent-to-income ratios to balance retention with growth. Average school ratings are around the national middle, providing adequate coverage without being a primary demand driver.
Construction in the neighborhood skews mid-1970s on average. With a 1978 vintage, the property is somewhat newer than nearby stock, suggesting relative competitiveness versus older assets; investors should still plan for selective system updates or common-area refreshes to strengthen positioning.
Safety metrics are mixed compared with regional and national benchmarks. The neighborhood’s crime profile sits below the national median (lower percentiles indicate more reported incidents), placing it in the less favorable half among the 516 metro neighborhoods. However, recent trend data show a notable decline in property-related incidents year over year, which is a constructive directional signal to monitor rather than a conclusion.
For underwriting, a practical approach is to incorporate standard security measures and market-typical expense assumptions, then track ongoing trend improvements alongside leasing performance.
Nearby employment spans packaging, telecom, auto parts distribution, aerospace/industrial offices, and title insurance services — a diversified base that supports workforce housing demand and commute convenience for renters.
- International Paper Cypress Retail Packaging — packaging (2.5 miles)
- Time Warner Business Class — telecom services (5.8 miles)
- LKQ — auto parts distribution (7.3 miles)
- United Technologies — defense & aerospace offices (9.7 miles)
- First American Financial — title insurance & financial services (10.6 miles) — HQ
1230 S Dale Ave offers exposure to a renter-heavy pocket of Anaheim with strong amenity access and stable neighborhood occupancy. Within a 3-mile radius, households have grown and are projected to increase further even as average household size trends lower — a pattern that typically enlarges the renter pool and supports absorption. The 1978 vintage is slightly newer than the local average, giving the asset relative competitiveness versus older stock, while leaving room for targeted upgrades to bolster NOI.
Based on commercial real estate analysis from WDSuite, the area’s high-cost ownership context tends to reinforce multifamily demand and pricing power, but elevated rent-to-income ratios warrant attentive lease management to protect retention. Safety indicators are mixed but show recent improvement in property offenses, suggesting disciplined operations and standard security practices should be sufficient for underwriting.
- Renter-heavy neighborhood with stable occupancy supports consistent leasing
- Amenity-rich location enhances resident convenience and retention
- 1978 vintage offers competitive positioning vs. older stock with value-add potential
- High-cost ownership landscape underpins rental demand and pricing power
- Risks: affordability pressure and mixed safety metrics call for prudent lease and security strategy