| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 41st | Poor |
| Amenities | 43rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2701 E La Palma Ave, Anaheim, CA, 92806, US |
| Region / Metro | Anaheim |
| Year of Construction | 1973 |
| Units | 81 |
| Transaction Date | 1999-10-14 |
| Transaction Price | $4,250,000 |
| Buyer | SCOTT PAUL J |
| Seller | SCOTT PAUL JOHN CO TRUSTEES |
2701 E La Palma Ave Anaheim Multifamily — Stable Renter Demand
Neighborhood occupancy trends are competitive within the Anaheim–Santa Ana–Irvine metro and in the top quartile nationally, according to WDSuite’s CRE market data, signaling durable leasing for an 81-unit asset in a high-cost ownership market.
Situated in Anaheim’s Urban Core, the neighborhood posts occupancy that is competitive among Anaheim–Santa Ana–Irvine neighborhoods (ranked 179 of 516) and in the top quartile nationally (85th percentile). For investors, this points to steady renter demand and supports income stability relative to metro peers.
Local amenity access is mixed: pharmacies and groceries index well above national norms (95th and 85th percentiles), while cafes and parks are sparse. This balance favors daily-needs convenience but limits lifestyle differentiation, suggesting resident retention may lean more on property-level amenities and management execution.
The area skews toward a high-cost ownership market, with home values in the 94th percentile nationally and a value-to-income ratio in the 91st percentile. That context generally sustains multifamily reliance and pricing power, while the neighborhood rent-to-income ratio trends in a lower national percentile, implying manageable affordability pressure that can support renewals.
Within a 3-mile radius, demographics indicate a broad renter base (current tenure shows a slight renter majority) and an increase in households alongside smaller average household sizes over time. Projections point to further household growth over the next five years, which typically expands the local tenant pool and supports occupancy. Average school ratings trail national norms (15th percentile), which may modestly affect family-driven demand but is less determinative for workforce-oriented renter segments.
The neighborhood’s average NOI per unit trends in the upper quartile nationally, and the overall neighborhood rating sits at C-, signaling an investable area with selective strengths. The property’s 1973 vintage is newer than the local average construction year (1964), offering a relative competitive edge versus older stock, though investors should still plan for ongoing system updates and targeted modernization to sustain positioning.
Safety indicators align near the national middle, with the neighborhood’s crime profile around the 53rd percentile nationally and mid-pack within the metro (ranked 227 of 516). Recent trend data shows improving conditions: violent offenses declined year over year (improvement in the 77th national percentile), while property offenses also moved lower on a yearly basis. For investors, the directional improvement reduces downside risk, though block-level variation warrants standard underwriting caution and tenant-experience management.
Nearby corporate employers support a broad workforce tenant base and commuting convenience, led by United Technologies, Xerox, International Paper, First American Financial, and Western Digital. Proximity to these offices can aid leasing velocity and resident retention for workforce housing.
- United Technologies — corporate offices (4.5 miles)
- Xerox — corporate offices (7.2 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — corporate offices (9.2 miles)
- First American Financial — corporate offices (10.1 miles) — HQ
- Western Digital — corporate offices (12.4 miles) — HQ
This 81-unit Anaheim asset benefits from durable renter demand drivers: neighborhood occupancy is competitive among metro peers and in the top quartile nationally, while elevated ownership costs across Orange County reinforce reliance on multifamily housing. According to CRE market data from WDSuite, daily-needs amenities (pharmacies, groceries) are strong relative to national norms, supporting convenience-oriented retention even as cafes and parks are limited. The 1973 construction is newer than the neighborhood average, offering relative competitiveness versus older stock, though investors should underwrite ongoing capital for building systems and selective renovations to maintain positioning.
Within a 3-mile radius, households have increased and are projected to expand further as average household size trends lower, which typically broadens the tenant base and supports occupancy stability. A lower rent-to-income ratio by national comparison suggests manageable affordability pressure that can aid renewals and reduce turnover risk. Counterbalancing factors include below-average school ratings and amenity gaps that place more weight on property upgrades and management execution, alongside safety that sits near national midlevels but is improving year over year.
- Competitive neighborhood occupancy and top-quartile national standing support income stability
- High-cost ownership market reinforces multifamily demand and pricing power
- 1973 vintage is newer than local average, with value-add via targeted modernization
- 3-mile household growth and smaller household sizes expand the renter pool over time
- Risks: weaker school ratings, limited lifestyle amenities, midlevel safety requiring active management