| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 25th | Poor |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 526 W Vermont Ave, Anaheim, CA, 92805, US |
| Region / Metro | Anaheim |
| Year of Construction | 1987 |
| Units | 48 |
| Transaction Date | 2019-02-05 |
| Transaction Price | $12,325,000 |
| Buyer | BLUE WATER ASSET MANAGEMENT LP |
| Seller | WYNWOOD APARTMENTS LTD |
526 W Vermont Ave, Anaheim Value-Add Multifamily
Neighborhood occupancy trends are above the metro median, supporting steady leasing, and—according to WDSuite’s CRE market data—strong renter concentration points to durable demand in this Urban Core location.
The property sits in Anaheim’s Urban Core, where daily needs are well covered: parks, groceries, pharmacies, and restaurants all score in the top quartile nationally by amenity density, and the neighborhood ranks 13th of 516 metro neighborhoods for overall amenities. This depth of convenience supports renter retention and reduces friction for new lease-ups.
Occupancy in the neighborhood is approximately 96.7% (above the metro median among 516 neighborhoods), and 68.5% of housing units are renter-occupied—an indicator of a deep tenant base and stable multifamily demand. The average school rating is lower than many Orange County subareas, which can influence family-oriented leasing strategies, but proximity to amenities helps offset some of that effect for workforce-oriented assets.
Within a 3-mile radius, demographics show modest population growth recently with a larger increase in households and incomes, expanding the local renter pool and supporting rent levels and occupancy stability. Median contract rents in the neighborhood trend above national medians, while the rent-to-income ratio around 0.24 suggests watchpoints for affordability pressure and lease management.
Home values in the neighborhood are elevated relative to national levels, reinforcing reliance on multifamily options and supporting pricing power for well-positioned assets. Vintage is a consideration: built in 1987, the asset is slightly newer than the neighborhood average (1981), offering a competitive edge versus older stock while still warranting targeted system upgrades and common-area refreshes to drive rent premiums.
Relative to U.S. neighborhoods, this area sits below the national safety median, and within the Anaheim–Santa Ana–Irvine metro it ranks 421st of 516 neighborhoods for crime. Nationally, violent offense measures benchmark in lower percentiles, while property offense levels are closer to the middle of the national distribution. Recent year-over-year data indicate increases in both violent and property offenses, so investors commonly underwrite additional site security, lighting, and access controls and adjust marketing toward amenity- and convenience-driven retention.
Nearby corporate offices help sustain a broad commuter renter base and support weekday leasing stability, particularly for workforce and professional tenants. Key employers within typical commuting range include International Paper, Xerox, United Technologies, First American Financial, and Western Digital.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (6.3 miles)
- Xerox — technology services (6.8 miles)
- United Technologies — aerospace/industrial (7.0 miles)
- First American Financial — title insurance & settlement (8.8 miles) — HQ
- Western Digital — data storage (11.3 miles) — HQ
This 48-unit, 1987-vintage community benefits from strong renter fundamentals in Anaheim’s Urban Core. Neighborhood occupancy is above the metro median and renter-occupied housing is prevalent, indicating depth of tenant demand and support for steady leasing. Elevated ownership costs locally bolster reliance on multifamily, while household growth within a 3-mile radius expands the prospective renter pool. According to CRE market data from WDSuite, amenity access here ranks among the metro’s strongest, an advantage for retention and lease trade-outs.
The vintage provides a relative edge versus older stock in the immediate area, with clear opportunities for targeted upgrades—mechanical, finishes, and curb appeal—to enhance competitive positioning. Key underwriting considerations include lower average school ratings and crime metrics that trail national safety levels; both are manageable with the right capital plan, on-site operations, and marketing focus.
- Above-metro neighborhood occupancy and strong renter concentration support stable leasing
- 1987 vintage offers value-add potential to outperform older nearby stock
- Elevated ownership costs reinforce multifamily demand and pricing power
- Amenity-rich Urban Core location aids retention and leasing velocity
- Risks: below-average school ratings, safety metrics below national median, and affordability pressure