| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 63rd | Fair |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 282 S Poplar Ave, Brea, CA, 92821, US |
| Region / Metro | Brea |
| Year of Construction | 1979 |
| Units | 32 |
| Transaction Date | 1994-03-01 |
| Transaction Price | $2,085,000 |
| Buyer | STERGER BAERBEL G E |
| Seller | MCBRIDE DON |
282 S Poplar Ave, Brea Multifamily Investment
Inner-suburb location with sustained renter demand and top-tier amenity access supports leasing stability, according to CRE market data from WDSuite. Elevated ownership costs in North Orange County further reinforce reliance on rental housing.
Neighborhood
Situated in Brea’s Inner Suburb, the property benefits from an A-rated neighborhood that is competitive among Anaheim–Santa Ana–Irvine submarkets (ranked 53rd of 516 metro neighborhoods). Dense retail and services underpin daily convenience and help support tenant retention.
Amenity density is a clear strength: dining options rank near the top of the metro, and cafe access is among the strongest locally, with both categories landing in the top decile nationally. Parks, pharmacies, and groceries also score well versus U.S. neighborhoods, pointing to well-rounded livability that typically supports leasing velocity.
Neighborhood occupancy is 93.4%, and the share of housing units that are renter-occupied is about 56% — indicators of a deep tenant base and steady demand for multifamily product. Within a 3-mile radius, modest population growth alongside a projected increase in household count through 2028 suggests a larger tenant pool ahead, supporting occupancy stability rather than rapid churn.
Home values are elevated relative to incomes in this part of Orange County, creating a high-cost ownership market that sustains multifamily demand and can aid pricing power. At the same time, rent-to-income levels near the low-20% range imply manageable affordability pressure for many renters, which can support renewal rates and reduce turnover risk.
The average neighborhood construction year trends newer (around 1990), while this asset’s 1979 vintage is older — a potential value-add angle for targeted renovations and system upgrades to enhance competitiveness against newer stock.
Safety
Safety indicators benchmark favorably at the national level — several measures are in the top quartile of neighborhoods nationwide, according to WDSuite’s CRE data. Year over year, estimated property incidents show a notable decline, indicating improving conditions rather than deterioration.
Within the Anaheim–Santa Ana–Irvine metro, safety performance varies by neighborhood. Investors should underwrite to subarea differences and apply standard controls (lighting, access management, and tenant screening) to sustain on-site outcomes consistent with the area’s positive national standing.
Proximity to diversified employers supports a stable renter base and commute convenience, with concentrations in aerospace/industrial, auto distribution, telecom, document solutions, and packaging.
- United Technologies — aerospace & industrial (1.8 miles)
- LKQ — auto parts distribution (8.5 miles)
- Time Warner Business Class — telecom services (10.2 miles)
- International Paper — packaging & paper products (10.8 miles)
- Xerox — document solutions (12.0 miles)
This 32-unit asset (built 1979) aligns with durable renter demand drivers in North Orange County: an A-rated, amenity-rich neighborhood, low-90s occupancy at the neighborhood level, and a high-cost ownership backdrop that supports reliance on multifamily housing. Within a 3-mile radius, steady population trends and a projected increase in households by 2028 point to a larger tenant base that can support occupancy and renewal performance.
According to WDSuite’s commercial real estate analysis, rent levels relative to income suggest manageable affordability pressure that can aid retention, while the asset’s older vintage creates potential for targeted renovations to close the gap versus newer stock. Investors should balance these strengths against typical capital planning for late-1970s construction and neighborhood-by-neighborhood safety variations within the metro.
- A-rated Inner Suburb with strong amenity density supports leasing velocity and retention
- Neighborhood occupancy around the low-90s and a sizable renter-occupied share indicate depth of demand
- High-cost ownership market reinforces multifamily demand and pricing power potential
- Risks: 1979 vintage implies capex/renovation needs; safety varies by subarea and should be underwritten