| 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 | 66 |
| Transaction Date | 2020-12-31 |
| Transaction Price | $20,000,000 |
| Buyer | STANLEY A SIROTT TRUST |
| Seller | NNC WOODSTONE VILLAGE LLC |
6400 Lincoln Ave Buena Park Multifamily Investment
Positioned in an inner-suburban pocket of Orange County with stable neighborhood occupancy in the low-90s, the asset benefits from steady renter demand and constrained ownership options, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of the Anaheim–Santa Ana–Irvine metro with a C+ neighborhood rating, competitive among mid-tier submarkets locally. Restaurants are dense for the area (top decile nationally), and everyday needs are supported by grocery access that ranks well above national norms. Cafés and pharmacies are less prevalent nearby, suggesting a more utilitarian retail mix than lifestyle-centric.
Renter-occupied housing makes up roughly two-fifths of neighborhood units, indicating a sizable tenant base for multifamily. Neighborhood occupancy trends in the low-90s support leasing stability, while rents have grown over the past five years and are forecast to continue rising, per WDSuite’s commercial real estate analysis. Median home values are elevated for the region, which tends to reinforce reliance on multifamily housing rather than ownership and can support pricing power where unit quality and management are strong.
Within a 3-mile radius, recent data show population holding roughly flat while household counts have increased, pointing to smaller household sizes and a gradually expanding renter pool. Forecasts anticipate further gains in households and income over the next five years alongside rising contract rents, which, if realized, should support occupancy stability and renewal retention for well-managed properties.
Vintage is a factor: the building’s 1975 construction is older than the neighborhood’s average stock (1990s era). That age profile can create value-add potential through renovations and system upgrades, with the goal of competing effectively against newer comparables while planning for near- to medium-term capital needs.
Neighborhood safety indicators compare modestly within the Anaheim–Santa Ana–Irvine metro, trending below the metro median among 516 neighborhoods. Nationally, the area sits below the median for safety, but recent year-over-year declines in both violent and property offense rates are encouraging and worth monitoring for persistence.
Nearby employers provide a diversified base—from packaging and telecom to auto distribution, defense offices, and healthcare—which supports renter demand through commute convenience and a broad wage spectrum.
- 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 (8.7 miles)
- Molina Healthcare — healthcare services (11.3 miles) — HQ
6400 Lincoln Ave offers 66 units in an inner-suburban location where renter demand is supported by a meaningful renter concentration and neighborhood occupancy in the low-90s. Elevated for-sale home values in this part of Orange County tend to sustain multifamily reliance, while neighborhood NOI per unit performance sits in the top quartile nationally, according to CRE market data from WDSuite. The 1975 vintage presents clear value-add pathways—interior updates, common-area improvements, and selective system upgrades—to compete with 1990s-era stock nearby.
Within a 3-mile radius, households have been increasing even as population remains roughly flat, and forecasts point to additional household growth and income gains. Combined with a strong everyday retail base and improving crime trends, these dynamics support a case for steady leasing, with affordability management important given rent levels relative to incomes.
- Inner-suburban Orange County location with steady renter demand and low-90s neighborhood occupancy
- Top-quartile neighborhood NOI per unit nationally validates income potential for well-executed operations
- 1975 vintage offers value-add upside through targeted renovations and modernization
- 3-mile household growth and rising incomes support tenant base expansion and renewal retention
- Risk: affordability pressure requires disciplined lease management and product positioning