| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 91st | Best |
| Demographics | 38th | Poor |
| Amenities | 45th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7051 9th St, Buena Park, CA, 90621, US |
| Region / Metro | Buena Park |
| Year of Construction | 1972 |
| Units | 28 |
| Transaction Date | 2019-09-07 |
| Transaction Price | $8,063,000 |
| Buyer | SPARROW MALONE INVESTMENTS LLC |
| Seller | BENFERT ENTERPRISES LLC |
7051 9th St, Buena Park CA Multifamily Investment
Neighborhood fundamentals indicate durable renter demand and high occupancy stability, according to WDSuite s CRE market data, positioning this 28-unit asset for consistent performance within Orange County.
Situated in Buena Park s Urban Core, the neighborhood shows strong renter demand signals: occupancy in the surrounding area is in the top quartile nationally and the share of renter-occupied housing units is among the highest in the Anaheim Santa Ana Irvine metro (22 of 516 neighborhoods), supporting depth of tenant base and day-one leasing stability. These metrics refer to neighborhood conditions, not the property.
Livability is anchored by abundant parks (nationally around the 92nd percentile) and a solid restaurant presence (about the 88th percentile), while childcare density is also comparatively strong. Cafe, grocery, and pharmacy density are lighter locally, so residents may rely on nearby corridors for daily needs. Average public school ratings in the neighborhood trend low versus national benchmarks, which may temper appeal for some family renters.
Ownership costs are elevated in this part of Orange County (home values sit near the top of national distributions and value-to-income is around the 97th percentile). For multifamily owners, a high-cost ownership market typically supports renter retention and pricing power, provided unit-level affordability is managed. At the same time, neighborhood rent-to-income appears comparatively manageable, which can aid lease renewal rates and reduce turnover risk.
Demographics within a 3-mile radius show modest population contraction in recent years alongside an increase in households and smaller average household sizes. For investors, this combination points to a stable or expanding pool of renter households over time, which supports occupancy and cushions leasing during softer cycles, based on commercial real estate analysis from WDSuite.
The property s 1972 vintage is older than the neighborhood s average construction year (1992). That positioning often opens value-add pathways through modernization and system upgrades while requiring clear capital planning to remain competitive against newer stock.
Neighborhood safety compares favorably to many areas nationally, with overall conditions aligning around the upper tiers (higher national percentiles indicate safer areas). Property offenses are estimated to be in a stronger national position and have trended down sharply year over year, while violent incidents show a recent uptick. These indicators describe the broader neighborhood rather than the property itself and should be reviewed alongside local trendlines and submarket context for a balanced view.
Proximity to telecom, auto parts distribution, packaging, and defense-oriented offices supports a diversified employment base and commute convenience for renters. Notable nearby employers include Time Warner Business Class, LKQ, International Paper (including Cypress Retail Packaging), and Raytheon.
- Time Warner Business Class telecom services (2.95 miles)
- LKQ auto parts distribution (3.59 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging packaging (4.46 miles)
- International Paper paper & packaging (7.27 miles)
- Raytheon Public Safety RTC defense & aerospace offices (7.52 miles)
7051 9th St offers investors exposure to a renter-heavy pocket of Orange County where neighborhood occupancy trends sit in the top quartile nationally and renter-occupied housing share is among the highest in the metro. Elevated local home values and value-to-income ratios point to a high-cost ownership environment that can reinforce reliance on multifamily housing and support pricing power when balanced with unit-level affordability. According to CRE market data from WDSuite, household counts within a 3-mile radius have been increasing even as average household size declines, indicating a stable to expanding renter pool that underpins leasing.
Built in 1972, the asset is older than the neighborhood s average vintage, creating potential for value-add through interior modernization and building system upgrades. Investors should also weigh neighborhood nuances such as weaker school ratings and a recent uptick in violent incidents against positives like strong park access, restaurant density, and diversified nearby employment.
- High neighborhood occupancy and deep renter concentration support leasing stability
- High-cost ownership market underpins renter retention and potential pricing power
- 1972 vintage offers value-add potential via renovations and system upgrades
- Diversified nearby employers bolster commuter demand and tenant depth
- Risks: lower neighborhood school ratings and recent violent incident uptick warrant monitoring