| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 45th | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3160 W Ball Rd, Anaheim, CA, 92804, US |
| Region / Metro | Anaheim |
| Year of Construction | 1977 |
| Units | 21 |
| Transaction Date | 1999-11-23 |
| Transaction Price | $1,325,000 |
| Buyer | BRIAR COURT APARTMENT COMPANY LLC |
| Seller | WEYMAR U ROBERT |
3160 W Ball Rd, Anaheim Multifamily Opportunity
Neighborhood occupancy has held above the metro median, supporting stable cash flow potential for a 21-unit asset, according to WDSuite's CRE market data. Renter demand is reinforced by a near-even renter-occupied share in the area and strong everyday amenities within close reach.
Neighborhood and Investment Context
The property sits in Anaheim's Urban Core, where everyday convenience supports leasing and retention. The neighborhood rates B overall and is above metro median on several housing and amenity indicators, per WDSuite. Grocery, restaurant, and pharmacy access track in the top quartile nationally, helping sustain daily foot traffic and livability that multifamily renters value.
Occupancy for the neighborhood is above the metro median and in the upper tiers nationally, which points to demand resiliency rather than transient lease-ups. Renter-occupied housing is roughly half of units, indicating a deep tenant base that can support consistent absorption and renewal activity for comparable multifamily properties.
Within a 3-mile radius, household counts have risen while average household size has edged lower, signaling more households competing for available rental units and a broader tenant base for smaller formats. Median incomes have grown meaningfully in recent years and are projected to continue rising, which supports rent levels and lowers retention risk from affordability pressure.
Ownership remains a high-cost proposition for the area relative to national norms, which tends to sustain reliance on multifamily rentals and can underpin pricing power during renewals. Average school ratings are around the national mid-to-upper range, an additional support for family renter demand without being the sole driver of performance.
Vintage and positioning: Built in 1977, the asset is older than the neighborhood average vintage. Investors should underwrite capital planning for common systems and unit interiors, with potential to capture value-add upside via targeted renovations that improve competitive standing against newer stock.
Safety Context
Safety indicators for the neighborhood are mixed when compared nationally. Overall crime levels sit around the national midpoint to slightly below, while violent offense metrics trend weaker than the national median. At the metro level, the neighborhood's crime rank falls in the less competitive half among 516 Anaheim-Santa Ana-Irvine neighborhoods.
A constructive trend is the notable year-over-year improvement in property offense rates, which has moved into a stronger national percentile, according to WDSuite. Investors should account for these mixed signals by emphasizing on-site security practices and lighting, while noting the positive directionality in property crime trends.
Nearby Employers and Demand Drivers
The immediate area draws from a diversified employment base that supports workforce housing demand and commute convenience, including packaging, telecommunications, auto parts distribution, and defense/aerospace offices noted below.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (1.7 miles)
- Time Warner Business Class — telecommunications (5.0 miles)
- LKQ — auto parts distribution (6.9 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (10.2 miles)
- United Technologies — aerospace and industrial (10.4 miles)
Why Invest
3160 W Ball Rd offers a smaller-scale multifamily position in Anaheim's Urban Core with neighborhood occupancy above the metro median and amenity access in the top quartile nationally. According to CRE market data from WDSuite, the area's renter base is deep and supported by a high-cost ownership landscape, which tends to reinforce sustained rental demand and renewal stability.
Constructed in 1977, the property may benefit from targeted value-add work to modernize systems and interiors, improving competitive positioning versus newer stock. Three-mile demographics point to a growing household base and rising incomes, which supports long-term rent levels while keeping an eye on affordability and retention management.
- Neighborhood occupancy above metro median supports cash flow durability
- Strong daily amenities and employment proximity bolster leasing and retention
- 1977 vintage provides value-add and capex-driven upside potential
- High-cost ownership market sustains renter reliance and pricing power
- Risks: mixed safety indicators and capital needs from older systems