| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 35th | Poor |
| Amenities | 89th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 870 S Beach Blvd, Anaheim, CA, 92804, US |
| Region / Metro | Anaheim |
| Year of Construction | 1979 |
| Units | 34 |
| Transaction Date | 2017-03-14 |
| Transaction Price | $1,392,000 |
| Buyer | COBBLESTONE 2016 LP |
| Seller | SAW COBBLESTONE LLC |
870 S Beach Blvd Anaheim Multifamily Investment
Renter demand is reinforced by a high neighborhood renter concentration and steady occupancy, according to WDSuite’s CRE market data. Location fundamentals and daily-needs amenities support durable leasing in Anaheim’s Urban Core.
Positioned in Anaheim’s Urban Core, the property benefits from dense, daily-needs amenities that support resident retention and leasing velocity. Restaurant density ranks 61st of 516 metro neighborhoods and grocery access ranks 77th of 516—both competitive among Anaheim–Santa Ana–Irvine neighborhoods and indicative of convenient options within a short radius, based on commercial real estate analysis from WDSuite.
Neighborhood occupancy is strong and has edged higher over the past five years, and the area’s renter-occupied share is among the highest in the metro (ranked 50th of 516). For investors, that depth of renter demand helps support leasing stability across cycles, a dynamic reflected in above-median occupancy levels nationally. Median contract rents have risen materially over the last five years, and home values sit in a high-cost ownership market, which generally sustains rental reliance and supports pricing power when managed carefully.
Demographics are aggregated within a 3-mile radius: the overall population has been roughly stable, while household counts increased, with forecasts pointing to further gains and smaller average household sizes by 2028. For multifamily, that combination signals a broader tenant base and incremental demand for professionally managed units, supporting occupancy and lease-up performance.
Vintage context: with a 1979 construction year versus a neighborhood average around 1971, the asset is somewhat newer than much of the nearby stock. That positioning can enhance competitiveness versus older comparables, while prudent capital planning should still account for aging systems and selective renovations to meet renter expectations.
Safety indicators are mixed. Within the Anaheim–Santa Ana–Irvine metro, the neighborhood’s overall crime rank sits in the lower half (348th of 516), indicating higher incident rates than many peer neighborhoods. Nationally benchmarked measures also place violent and property offense rates below the national safety percentiles; however, the most recent year shows a notable improvement in property offenses, which aligns with a favorable national-percentile trend for year-over-year declines.
For investors, the takeaway is to underwrite with realistic assumptions around security and operating practices, while recognizing the recent improvement trend. Compare security spend, lighting, and access controls against competitive assets to support retention without overcapitalizing.
Nearby employers span packaging, telecommunications, auto parts distribution, and diversified industrial/office technology—providing a broad employment base that supports workforce renter demand and commute convenience for residents.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging/retail packaging (2.17 miles)
- Time Warner Business Class — telecommunications/business services (5.24 miles)
- LKQ — auto parts distribution (6.88 miles)
- United Technologies — aerospace/industrial offices (9.91 miles)
- Xerox — office technology/services (10.10 miles)
This 34-unit Anaheim asset is supported by a renter-heavy neighborhood, solid occupancy, and convenient amenity access. Elevated ownership costs in the area tend to reinforce reliance on multifamily housing, and recent rent growth confirms durable renter demand when pricing and operations are managed with discipline. According to multifamily property research from WDSuite, the neighborhood’s occupancy performance and renter concentration compare favorably to many metro peers.
Built in 1979, the property is newer than much of the nearby stock, offering competitive positioning versus older assets. Targeted CapEx for systems and unit upgrades can enhance leasing velocity and retention, while underwriting should incorporate measured affordability and security assumptions consistent with local benchmarks.
- Renter-heavy neighborhood supports a deep tenant base and occupancy stability.
- Amenity-rich Urban Core location aids retention and day-to-day livability.
- 1979 vintage offers an edge versus older stock, with value-add potential via selective renovations.
- Risks: below-national safety percentiles and affordability pressure warrant prudent security and lease management.