| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 49th | Poor |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7450 Crescent Ave, Buena Park, CA, 90620, US |
| Region / Metro | Buena Park |
| Year of Construction | 1973 |
| Units | 58 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7450 Crescent Ave Buena Park Multifamily Investment
Neighborhood fundamentals show mid-90s occupancy and a renter-occupied share just over half of units, supporting a durable tenant base according to WDSuite’s CRE market data. This context favors steady leasing performance for a 58-unit asset while leaving room for selective value-add.
Positioned in Orange County’s Anaheim–Santa Ana–Irvine metro, the neighborhood rates A- and ranks 125 out of 516 metro neighborhoods—placing it in the top quartile locally. Amenity access skews strong for daily needs (grocery and pharmacy availability score well nationally), while dining density is competitive; café density is thinner, which modestly tempers lifestyle appeal.
For investors evaluating demand stability, the neighborhood’s occupancy is in the mid-90s (75th percentile nationally), with only a slight five-year softening—consistent with resilient renter activity rather than structural weakness. The renter-occupied share is about 50% of housing units (88th percentile nationally), indicating meaningful depth in the tenant base and support for leasing continuity across cycles.
Within a 3-mile radius, recent demographics show a small population dip alongside a 4.9% increase in households and a trend toward smaller household sizes; forecasts point to continued growth in households through 2028, which typically expands the renter pool and supports occupancy stability. Household incomes are rising, and rent-to-income ratios are comparatively lower than many U.S. neighborhoods, which can aid lease retention and reduce turnover risk.
Home values are elevated relative to incomes (high national percentiles for both price level and value-to-income), creating a high-cost ownership market that reinforces reliance on multifamily rentals and supports pricing power where unit quality and location justify it. Average school ratings track near the national middle, which neither materially accelerates nor dampens renter demand at the submarket level. NOI per unit metrics for the neighborhood sit in a strong national bracket, signaling solid operating potential when assets are well-managed.
Vintage is a notable consideration: the property was built in 1973, while the neighborhood skews newer on average (early 2000s). This age gap points to potential capital planning needs but also to value-add upside through unit renovations, systems modernization, or curb-appeal improvements to compete effectively with younger stock.
Safety trends are mixed but generally comparable to broader U.S. patterns. The neighborhood’s overall safety profile sits around the national middle, reflecting a balance of strengths and watch points rather than an outlier condition within Orange County.
Against the Anaheim–Santa Ana–Irvine metro, the neighborhood’s crime rank is 222 out of 516, indicating performance near the metro median. Property incidents show a notable year-over-year improvement, with one of the stronger declines among peer neighborhoods, while violent offense measures track below the national median. Investors should underwrite with pragmatic assumptions and monitor trend direction rather than any single-year change.
Proximity to diversified employers supports workforce housing demand and commute convenience, notably in packaging, telecommunications, auto parts distribution, and defense-related operations—all of which can aid leasing velocity and retention.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (2.8 miles)
- Time Warner Business Class — telecommunications services (4.0 miles)
- LKQ — auto parts distribution (5.4 miles)
- Raytheon Public Safety RTC — defense & training operations (9.0 miles)
- International Paper — packaging (9.1 miles)
This 58-unit, 1973-vintage Buena Park asset benefits from a neighborhood that ranks in the top quartile among 516 Anaheim–Santa Ana–Irvine neighborhoods, with mid-90s occupancy and a renter-occupied share around half—both supportive of demand durability. Elevated home values and a high value-to-income landscape reinforce reliance on rentals, while comparatively lower rent-to-income ratios suggest manageable affordability pressure that can support retention. Based on CRE market data from WDSuite, nearby amenity access and solid NOI positioning at the neighborhood level further underpin operational consistency.
The asset’s older vintage versus the neighborhood average (early 2000s) points to clear value-add levers—unit interior modernization, common-area enhancements, and targeted systems upgrades—to compete effectively with newer stock. Within a 3-mile radius, a modest population dip is offset by recent and forecast increases in households and smaller household sizes, expanding the potential renter pool and supporting occupancy stability over time.
- Neighborhood in the top quartile locally with solid occupancy, supporting steady leasing
- High-cost ownership market bolsters multifamily demand and pricing power where quality justifies
- Rising household counts within 3 miles increase the renter pool and support retention
- 1973 vintage offers value-add potential via renovations and systems modernization
- Risk: mixed safety indicators and aging systems warrant disciplined underwriting and active management