| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 76th | Good |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 655 N Brea Blvd, Brea, CA, 92821, US |
| Region / Metro | Brea |
| Year of Construction | 1974 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
655 N Brea Blvd Brea 92-Unit Value-Add Multifamily
Neighborhood occupancy remains solid and renter demand is durable for Orange County, according to WDSuite’s CRE market data, positioning this asset for steady leasing while upgrades target rent lift. Elevated ownership costs in Brea support sustained reliance on rentals, providing a defensible demand base.
Situated in Brea within the Anaheim–Santa Ana–Irvine metro, the property benefits from a neighborhood rated B+, with performance that is above the metro median overall (rank 148 out of 516 neighborhoods). Daily needs are well covered: grocery and pharmacy access score in the top quartile nationally, while park access is also strong. Cafés and childcare are less dense locally, so retail convenience skews toward essentials rather than lifestyle options.
Median school ratings average 4.0/5 and sit well above national norms, supporting family-oriented renter appeal. Home values are elevated versus the nation, and the value-to-income ratio trends high, a combination that tends to reinforce rental demand and lease retention for well-managed communities. The neighborhood s rent-to-income ratio is comparatively low, indicating manageable affordability pressure and potential for stable renewals.
Tenure dynamics also support multifamily demand: the neighborhood shows a high share of renter-occupied housing (ranked strong within the metro), which points to a deep tenant base and leasing resilience. Occupancy for the neighborhood is healthy by national standards, supporting steady absorption and pricing discipline rather than heavy concessions.
Within a 3-mile radius, population and household counts have grown and are projected to continue increasing over the next five years, implying a larger tenant base and continued renter pool expansion. Income levels benchmark above national averages, which, paired with elevated ownership costs, tends to sustain demand for quality rental housing. For investors, this mix suggests dependable leasing with upside through targeted improvements, based on commercial real estate analysis trends observed in WDSuite 19s datasets.
Safety signals are mixed when viewed locally versus nationally. The neighborhood sits in the higher-safety tiers nationally (around the 70th percentile for overall crime and stronger still on property-related measures), indicating comparatively favorable conditions versus many U.S. neighborhoods. Recent year-over-year data also shows a notable decline in property offenses, reinforcing a positive national standing.
Within the Anaheim–Santa Ana–Irvine metro, however, the neighborhood 19s crime rank is closer to the less favorable end (rank 67 among 516 neighborhoods, where lower ranks indicate higher crime in the metro context). Investors should treat this as a local relative comparison rather than a red flag, and continue to underwrite with standard operating procedures: lighting, access control, and resident screening to support retention.
Nearby corporate offices contribute to a diversified employment base and practical commute sheds, which can support renter retention and steady leasing. The list below highlights employers within a roughly 2 6 to 13-mile radius that are most relevant to the local renter pool.
- United Technologies 014 corporate offices (2.3 miles)
- LKQ 014 corporate offices (8.5 miles)
- International Paper 014 corporate offices (10.4 miles)
- Time Warner Business Class 014 corporate offices (10.4 miles)
- Ryder Vehicle Sales 014 corporate offices (11.1 miles)
This 92-unit asset, built in 1974, is older than the surrounding neighborhood 19s average vintage, creating a clear value-add path: targeted interior and systems upgrades can improve competitive positioning against 1990s-and-newer stock. Elevated home values in Brea and a low neighborhood rent-to-income ratio point to durable rental demand and manageable affordability pressure, supporting occupancy stability and pricing power relative to national benchmarks.
Neighborhood-level signals are constructive: renter concentration is high, occupancy is healthy, and essential retail access is strong, while 3-mile demographics indicate continued population and household growth that enlarges the tenant base. According to commercial real estate analysis from WDSuite, these dynamics align with steady absorption and measured rent growth, with upside tied to renovation scope and operational execution.
- Older 1974 vintage supports value-add strategy to close the gap with newer competing assets
- Healthy neighborhood occupancy and high renter-occupied share indicate depth of tenant demand
- Elevated ownership costs in Brea help sustain reliance on rentals, aiding retention and pricing
- Strong essential retail access (grocers, pharmacies, parks) supports livability and leasing
- Risks: older systems may require near-term capex; local crime rank is less favorable within the metro versus national standing