| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 45th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6400 Lincoln Ave, Buena Park, CA, 90620, US |
| Region / Metro | Buena Park |
| Year of Construction | 1975 |
| Units | 67 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6400 Lincoln Ave Buena Park Multifamily Investment
Neighborhood occupancy sits in the low-90s and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. For investors, this points to stable leasing with selective pricing power tempered by local affordability management.
Positioned in an inner-suburb pocket of Buena Park (metro: Anaheim–Santa Ana–Irvine), the neighborhood carries a C+ rating and performs above the metro median on several livability measures. Restaurant density ranks in the top quartile nationally, while grocery and park access are also competitive, though cafés and pharmacies are thinner. These dynamics support daily convenience for residents and contribute to steady multifamily demand.
Neighborhood occupancy trends in the low-90s, with rents that have grown over five years and sit toward the upper end for the region. Home values are elevated relative to incomes (top-tier nationally by value-to-income measures), which typically reinforces reliance on rental housing and helps sustain the tenant base and lease retention. Median contract rents are higher than the national norm, suggesting some affordability pressure that operators should monitor in renewal strategies.
Tenure data indicate a renter-occupied share around two-fifths of units in this neighborhood, signaling a meaningful pool of multifamily households and demand depth for mid-size assets. The property’s 1975 vintage is older than the neighborhood average stock (1990s), implying potential value-add through interior updates, common-area refresh, and systems modernization to remain competitive against newer product.
Within a 3-mile radius, demographics show a large resident base with a modest dip in population but an increase in total households over the past five years—pointing to smaller household sizes and a broader renter pool. Looking ahead, WDSuite’s commercial real estate analysis indicates continued household growth and higher incomes by 2028, which can support occupancy stability and rent performance if operators align finishes and unit mix to local preferences.
Safety outcomes are mixed compared with broader U.S. neighborhoods. Based on WDSuite data, recent violent- and property-offense rates sit below national medians (national percentiles in the lower range), which places the area as below average on safety today. However, year-over-year trends show improvement, with double-digit declines in both categories, indicating momentum that investors should track as part of underwriting assumptions.
Within the Anaheim–Santa Ana–Irvine metro, the neighborhood’s crime rank is below the metro median (ranked 301 among 516 metro neighborhoods), reinforcing a need for pragmatic security measures and tenant communication. For investors, the key takeaway is to weigh current conditions against the improving trajectory and submarket comparables rather than block-level assumptions.
The area draws from a diversified employment base spanning packaging, telecom, automotive distribution, defense-related offices, and managed care—supporting workforce housing demand and commute convenience for renters.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (2.1 miles)
- Time Warner Business Class — telecom services (3.5 miles)
- LKQ — auto parts distribution (5.6 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (8.6 miles)
- Molina Healthcare — managed care (11.2 miles) — HQ
This 67-unit asset at 6400 Lincoln Ave offers durable renter demand fundamentals within an inner-suburban Orange County location. Neighborhood occupancy remains in the low-90s, and elevated ownership costs reinforce reliance on multifamily housing, supporting lease retention and absorption. The 1975 vintage suggests clear value-add pathways—unit renovations and building systems upgrades—to compete against newer 1990s-era stock while capturing renters drawn by the area’s strong amenity access.
Within a 3-mile radius, household counts have risen despite a slight population dip, expanding the tenant base as household sizes trend smaller. According to CRE market data from WDSuite, rents and home values track toward the upper end regionally, which supports pricing power but warrants attention to rent-to-income levels in renewal and leasing strategies. Net, the submarket’s location fundamentals and improvement trajectory provide a credible long-term hold case with measured operational risk.
- High-cost ownership market sustains renter reliance and supports occupancy stability
- 1975 vintage presents value-add upside via interiors and systems modernization
- Amenity access (restaurants, groceries, parks) enhances leasing appeal versus peer locations
- 3-mile household growth expands the tenant base even as household sizes ease
- Risk: affordability pressure and below-average safety metrics require thoughtful lease and security management