| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 48th | Poor |
| Amenities | 52nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6741 Ball Rd, Buena Park, CA, 90620, US |
| Region / Metro | Buena Park |
| Year of Construction | 1977 |
| Units | 30 |
| Transaction Date | 2013-07-31 |
| Transaction Price | $6,900,000 |
| Buyer | CASA THERESA APARTMENT COMPANY LP |
| Seller | MUSIELSKI PETER F |
6741 Ball Rd Buena Park Multifamily in High-Occupancy Pocket
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite s CRE market data. Elevated ownership costs in Orange County further support retention and pricing discipline for stabilized assets.
Located in Buena Park within the Anaheim Santa Ana Irvine metro, the property sits in a neighborhood rated C+ with occupancy that ranks 80 out of 516 metro neighborhoods, placing it in the top quartile nationally for stability. Multifamily NOI per unit trends are competitive (upper-tier nationally), supporting an income-focused strategy when combined with tight vacancy.
Everyday amenities are accessible: cafes are dense by national standards (86th percentile), with restaurants and groceries also above national averages (both around the 70s percentiles). Park and pharmacy access are limited in the immediate neighborhood, so on-site services and resident experience programming can help offset gaps. Average school ratings track near the national middle, which supports broad household appeal without commanding a school-premium rent profile.
The building s 1977 vintage is older than the neighborhood average year built (1987), signaling potential value-add via interior modernization and targeted capital planning for systems. For investors, this can create levers to differentiate versus 1980s stock while managing near-term capex.
Within a 3-mile radius, household counts have grown even as population edged down, indicating smaller household sizes and a steady renter pool. Looking ahead, forecasts call for additional household growth through 2028, which can widen the tenant base and support occupancy stability. Median home values rank in the mid-90s nationally with a high value-to-income ratio, a high-cost ownership backdrop that tends to reinforce reliance on multifamily rentals; meanwhile, a neighborhood rent-to-income ratio near 0.21 suggests manageable affordability pressure relative to incomes.
Safety trends are mixed but generally comparable to the metro median. The neighborhood s overall crime positioning is around the middle of Anaheim Santa Ana Irvine (ranked 282 among 516 neighborhoods) and near the national midpoint. Property offenses have improved with a notable year-over-year decline, landing in a stronger national percentile, while violent offense measures sit below the national middle and recently ticked up. Investors should underwrite standard security measures and resident-engagement practices while noting the positive direction on property-related incidents.
Nearby employers span packaging, telecom services, auto parts distribution, defense technology, and healthcare administration, supporting a diverse commuter base and steady renter demand from workforce households.
- INTERNATIONAL PAPER Cypress Retail Packaging packaging (1.2 miles)
- Time Warner Business Class telecom services (4.4 miles)
- LKQ auto parts distribution (6.6 miles)
- Raytheon Public Safety RTC defense & aerospace offices (9.6 miles)
- Molina Healthcare healthcare services (11.2 miles) HQ
This 30-unit asset in Buena Park benefits from a neighborhood with top-decile national occupancy and competitive income performance, according to CRE market data from WDSuite. High ownership costs in Orange County, coupled with a rent-to-income profile indicative of manageable affordability pressure, support leasing retention and pricing consistency.
Constructed in 1977, the property is older than nearby stock, creating clear value-add pathways through unit renovations and selective system upgrades. Within a 3-mile radius, household growth and a shift toward smaller household sizes point to a broadening renter base over the next several years, which can sustain demand even as the population mix evolves.
- High neighborhood occupancy and upper-tier NOI per unit trends support income stability.
- 1977 vintage offers renovation and repositioning upside versus 1980s-vintage competition.
- Elevated home values in the area reinforce rental demand and tenant reliance on multifamily housing.
- 3-mile household growth and smaller household sizes expand the renter pool and support leasing.
- Risk: Mixed safety indicators and an older physical plant warrant prudent capex and property management planning.