| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 49th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7430 Crescent Ave, Buena Park, CA, 90620, US |
| Region / Metro | Buena Park |
| Year of Construction | 1973 |
| Units | 28 |
| Transaction Date | 2007-04-24 |
| Transaction Price | $5,300,000 |
| Buyer | MOORE BETTY HUNTER |
| Seller | TRAN TINA THUY |
7430 Crescent Ave Buena Park Multifamily Investment
Neighborhood fundamentals point to durable renter demand and mid-90s occupancy, according to WDSuite s CRE market data, supporting income stability for a 28-unit asset in Orange County.
The property sits in an Urban Core pocket of Buena Park that ranks 125 out of 516 neighborhoods in the Anaheim Santa Ana Irvine metro, placing it above the metro median. Daily needs are well-covered: grocery access, pharmacies, and dining density all sit in high national percentiles, translating to convenient living that can aid retention and leasing velocity.
The neighborhood s typical building stock skews newer than the subject s 1973 vintage (area average construction year is 2002). For investors, the older vintage suggests planning for capital expenditures and potential value-add renovations to remain competitive against the newer cohort, while also creating room to differentiate through targeted upgrades.
Renter-occupied housing accounts for roughly half of local units, indicating a deep tenant base for multifamily. Within a 3-mile radius, demographics show households have grown even as population edged lower and average household size declined, effectively reshaping the renter pool and supporting occupancy stability. Forward-looking projections within the same radius call for additional household growth by 2028, which should expand the addressable tenant base for well-located properties.
Ownership costs in this part of Orange County are elevated relative to incomes (high national percentile for value-to-income), while neighborhood rent-to-income levels indicate manageable affordability pressure compared with many coastal submarkets. Together, that mix tends to sustain reliance on rental housing and can support lease retention and pricing power for well-managed assets.
Safety metrics are mixed but generally comparable to broader benchmarks. The neighborhood is above the metro median for crime safety compared with 516 Anaheim Santa Ana Irvine neighborhoods, and it sits modestly above the national average based on percentile positioning. Property-related incidents show a strong year-over-year improvement trend, while recent violent incident measures reflect a noticeable uptick. Investors should underwrite with current insurer guidance and emphasize lighting, access controls, and resident engagement to support on-site outcomes.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience, including packaging, telecom services, auto parts distribution, defense technology training, and paper products.
- INTERNATIONAL PAPER Cypress Retail Packaging packaging (2.8 miles)
- Time Warner Business Class telecom services (3.9 miles)
- LKQ auto parts distribution (5.4 miles)
- Raytheon Public Safety RTC defense technology training (9.0 miles)
- International Paper paper products (9.1 miles)
7430 Crescent Ave presents a mid-size (28-unit) Orange County asset positioned in a neighborhood with strong amenity access and steady renter demand. Occupancy in the surrounding area trends in the top quartile nationally and above the metro median, and neighborhood NOI performance benchmarks rank similarly strong. According to CRE market data from WDSuite, the local ownership market is high-cost relative to incomes while rent-to-income levels are comparatively manageable, a combination that has historically reinforced multifamily demand and supported lease retention for competitive properties.
Built in 1973, the asset may trail newer nearby stock, creating a straightforward playbook for targeted renovations, systems upgrades, and common-area improvements to enhance positioning. Within a 3-mile radius, household counts have risen and are projected to continue growing even as household sizes trend smaller, pointing to an expanding tenant base over the medium term. Prudent underwriting should consider mixed safety trends and school quality variation at the neighborhood level when setting operating assumptions.
- Occupancy and NOI benchmarks in the top tier nationally support income durability
- High-cost ownership market sustains renter reliance; rent-to-income appears manageable for lease retention
- 1973 vintage offers clear value-add and systems-upgrade pathways to compete with newer stock
- 3-mile household growth and smaller household sizes expand the renter pool and support occupancy
- Risks: mixed safety signals and varied school ratings warrant conservative underwriting and active asset management