| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 38th | Poor |
| Amenities | 88th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 125 S Westchester Dr, Anaheim, CA, 92804, US |
| Region / Metro | Anaheim |
| Year of Construction | 1982 |
| Units | 65 |
| Transaction Date | 2004-02-10 |
| Transaction Price | $8,500,000 |
| Buyer | VPM WESTCHESTER LP |
| Seller | KAI KENNETH Y |
125 S Westchester Dr Anaheim Multifamily Investment
Neighborhood occupancy trends are above the metro median, supporting leasing stability for this 65-unit asset, according to WDSuite’s CRE market data. Elevated ownership costs in Anaheim’s Urban Core further sustain renter demand at the neighborhood level.
Neighborhood and demand fundamentals
The property sits in Anaheim’s Urban Core, a B+ rated neighborhood that is competitive among 516 metro neighborhoods (rank 166/516). Amenity access is a local strength: restaurants and grocery options score in the top quartile nationally, and amenity availability ranks competitive within the Anaheim–Santa Ana–Irvine metro (rank 37/516). This concentration of daily conveniences tends to support retention and leasing velocity for workforce-oriented multifamily.
Neighborhood occupancy is above the metro median and in the top quartile nationally, indicating steady renter demand and fewer downtime risks between turns. Median rents benchmark above national norms, reinforcing pricing power potential, while average school ratings are slightly above national averages, which can aid family renter retention.
Tenure patterns point to a deep renter pool: the neighborhood’s share of renter-occupied housing units is among the highest in the nation (97th percentile), a positive signal for consistent leasing and renewal opportunities. At the same time, the rent-to-income ratio ranks near the bottom nationally, suggesting affordability pressure that owners should manage through measured renewal strategies and amenity-driven value.
Within a 3-mile radius, recent years show a slight population dip alongside growth in household counts and smaller average household sizes, trends that typically expand the renter base and support occupancy stability. Forecasts indicate further increases in households and continued income growth, which can translate to durable demand for well-managed units near employment and services, based on CRE market data from WDSuite.
Safety context (comparative)
Relative to the Anaheim–Santa Ana–Irvine metro, the neighborhood’s safety metrics rank below average (overall crime rank 455 out of 516 neighborhoods), and national comparisons fall into lower percentiles. Recent data also indicates a year-over-year uptick in both property and violent offense rates. Investors typically account for this with enhanced property security measures, lighting, and resident engagement to support retention and asset performance.
As with any submarket-level indicator, crime can vary block to block and over time. Framing performance against the 516-neighborhood metro universe helps set expectations for underwriting and capex planning rather than predicting site-specific outcomes.
Proximity to established employers supports a broad commuter tenant base and can aid renewals for well-run properties. Nearby employment nodes include packaging, telecom, auto parts distribution, defense-related facilities, and healthcare administration.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (2.3 miles)
- Time Warner Business Class — telecom services (4.2 miles)
- LKQ — auto parts distribution (5.9 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (9.3 miles)
- Molina Healthcare — healthcare administration (12.0 miles) — HQ
Built in 1982, this 65-unit asset is newer than the neighborhood’s average vintage, offering a competitive position versus older stock while leaving room for targeted modernization of systems and interiors. Demand signals are constructive: the neighborhood’s occupancy performance sits above the metro median and in the top quartile nationally, and the renter-occupied share is among the highest nationwide—both indicators of depth in the tenant base and potential renewal stability. In a high-cost ownership market, elevated home values and value-to-income ratios reinforce reliance on rental housing, which can support consistent absorption.
Key considerations include affordability pressure (rent-to-income ranks low nationally), which calls for disciplined lease management, and safety metrics that trail metro averages. Even so, proximity to diversified employers and resilient neighborhood-level occupancy, according to CRE market data from WDSuite, position the asset for durable performance with a value-add or light-repositioning plan.
- Newer 1982 vintage vs. local average, with value-add modernization potential
- Above-metro, top-quartile neighborhood occupancy supports leasing stability
- High-cost ownership market reinforces renter demand and renewal depth
- Commuter access to diversified employers underpins a broad tenant base
- Risks: affordability pressure and below-metro safety metrics require active management