| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 31st | Poor |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1632 W Ball Rd, Anaheim, CA, 92802, US |
| Region / Metro | Anaheim |
| Year of Construction | 1976 |
| Units | 34 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1632 W Ball Rd Anaheim Multifamily Investment
This 34-unit property built in 1976 sits in a high-density rental market with 68.3% renter occupancy, according to CRE market data from WDSuite.
The property is located in an Urban Core neighborhood within the Anaheim-Santa Ana-Irvine metro, characterized by dense rental housing and strong commercial activity. With 68.3% of housing units occupied by renters—ranking in the top 3% nationally among 516 metro neighborhoods—this area demonstrates sustained rental demand. Neighborhood-level occupancy stands at 95.2%, above the 72nd percentile nationally, indicating stable absorption and limited vacancy pressure.
Demographics within a 3-mile radius show a population of approximately 248,000 with household income growth of 74.1% over the past five years, reaching a median of $89,000. Forecasts project median household income rising to $120,686 by 2028, supporting rent growth potential. The area maintains strong amenity density with 10.4 restaurants per square mile and 2.3 grocery stores per square mile, both ranking in the top 15% nationally for neighborhood convenience.
Built in 1976, this property predates the neighborhood's 1960 average construction year, potentially offering value-add renovation opportunities. Median contract rent in the immediate neighborhood reached $1,936 with 56.6% growth over five years, while forecasts suggest continued rent appreciation to $2,484 by 2028. The rent-to-income ratio of 0.30 remains in the bottom quartile nationally, indicating affordability pressure that could affect tenant retention and renewal rates.
Crime metrics show the neighborhood ranking 158th out of 516 metro neighborhoods, placing it in the 58th percentile nationally for safety. Property offense rates declined significantly by 53.6% over the past year, ranking in the 89th percentile nationally for improvement trends. Violent crime rates also decreased by 10.4%, though absolute levels remain above metro averages at 127.5 incidents per 100,000 residents.
The improving crime trajectory suggests enhanced neighborhood stability, though investors should monitor ongoing trends and consider security measures as part of property management and tenant retention strategies.
The employment base features diverse corporate offices within commuting distance, supporting workforce housing demand for professional tenants.
- International Paper Cypress Retail Packaging — packaging and manufacturing (5.0 miles)
- Xerox — technology services (7.5 miles)
- United Technologies — aerospace and defense (7.9 miles)
- Time Warner Business Class — telecommunications (7.9 miles)
- First American Financial — financial services (9.2 miles) — HQ
This 34-unit property leverages Anaheim's dense rental market dynamics with neighborhood-level occupancy at 95.2% and a 68.3% renter-occupied housing base that ranks in the top 3% nationally. Demographic projections show household growth of 41.8% through 2028, expanding the tenant pool while median incomes are forecast to rise 35.6% to $120,686, supporting rent growth from current levels of $1,936 to projected $2,484. Built in 1976, the property offers potential value-add opportunities through renovations that could capture upside in this appreciating market.
However, multifamily property research indicates affordability pressure with rent-to-income ratios in the bottom quartile nationally, requiring careful lease management and potential concession strategies. The improving crime trends and diverse employment base provide stability, though investors should plan for capital improvements given the property's age and monitor rental market competition as household formation accelerates.
- High-density rental market with 68.3% renter occupancy ranking top 3% nationally
- Strong occupancy fundamentals at 95.2% neighborhood level
- Projected 35.6% household income growth supporting rent appreciation
- Value-add renovation potential given 1976 construction
- Risk: Affordability pressure may require active lease management and concession planning