| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 63rd | Fair |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 375 S Randolph Ave, Brea, CA, 92821, US |
| Region / Metro | Brea |
| Year of Construction | 1979 |
| Units | 79 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
375 S Randolph Ave, Brea CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand and steady occupancy, according to CRE market data from WDSuite, with a renter-occupied housing base supporting lease-up and retention in this Inner Suburb of Orange County.
Located in Brea’s Inner Suburb, the property sits in a neighborhood rated A and ranked 53 out of 516 across the Anaheim–Santa Ana–Irvine metro, indicating competitive positioning among metro peers. Restaurants and cafes are a clear strength, with neighborhood amenity density placing in the top percentiles nationally, which helps sustain lifestyle appeal for renters and supports leasing durability.
Renter concentration is meaningful: an estimated 56% of neighborhood housing units are renter-occupied, indicating a deep tenant base that supports multifamily demand and ongoing leasing activity. Neighborhood occupancy is reported at 93.4% (neighborhood metric, not property-specific), suggesting generally stable absorption conditions relative to broader CRE cycles.
Within a 3-mile radius, demographics show population and household growth over the past five years, with projections calling for continued increases in population and households by 2028. This points to a larger tenant base and potential renter pool expansion, supporting occupancy stability and pricing power for well-managed assets.
Ownership costs are elevated in this part of Orange County (neighborhood median home values are high relative to national norms), which tends to reinforce reliance on multifamily housing and supports rent fundamentals. Median contract rents in the neighborhood are also above national levels, but rent-to-income is measured at roughly 0.23, a reading that suggests manageable affordability pressure and supports retention with disciplined lease management.
The property’s 1979 vintage is older than the neighborhood’s average construction year (1990). For investors, that typically translates to capital planning needs and potential value-add or modernization opportunities to remain competitive against newer stock while capturing demand driven by strong amenities and income profiles.
Safety indicators for the neighborhood compare favorably on a national basis. Property-related offenses place in a high national safety percentile, and the most recent year shows a sharp improvement in property offense rates. Violent offense measures are also in the upper national percentiles, positioning the area as stronger than many neighborhoods nationwide. These are neighborhood-level readings and can vary by block; investors typically focus on how such trends contribute to tenant retention and leasing stability.
Nearby corporate employment anchors help support renter demand via commute convenience and a diversified white- and blue-collar workforce. Notable nearby employers include United Technologies, LKQ, Time Warner Business Class, and International Paper facilities.
- United Technologies — industrial technology (1.8 miles)
- LKQ — automotive parts (8.6 miles)
- Time Warner Business Class — telecommunications (10.2 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (10.8 miles)
- International Paper — packaging (10.9 miles)
This 79-unit asset at 375 S Randolph Ave benefits from a strong renter ecosystem and lifestyle amenities that rank competitively within the Anaheim–Santa Ana–Irvine metro. Neighborhood occupancy is solid on a relative basis, and within a 3-mile radius both population and households have increased with additional growth projected, indicating a larger tenant base to support leasing and rent performance. According to CRE market data from WDSuite, elevated ownership costs in the area tend to sustain rental demand and help underpin pricing power for well-positioned communities.
Built in 1979, the property is older than the neighborhood average vintage, which introduces capital planning considerations but also potential value-add and modernization upside to compete against newer stock. Strong amenity density, diversified nearby employers, and income profiles that support rent levels create a balanced thesis focused on durable demand with targeted execution to unlock additional NOI.
- Competitive neighborhood standing with strong restaurant/cafe density supporting renter appeal
- Renter-occupied share indicates a deep tenant base and supports occupancy stability
- 3-mile radius shows population and household growth, expanding the renter pool
- Elevated ownership costs reinforce reliance on multifamily, aiding pricing power
- Risk: 1979 vintage may require capex and thoughtful repositioning to remain competitive