| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Poor |
| Demographics | 68th | Fair |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7840 Valley View St, Buena Park, CA, 90620, US |
| Region / Metro | Buena Park |
| Year of Construction | 1972 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7840 Valley View St Buena Park 96-Unit Multifamily
Positioned in a high-cost ownership pocket of Orange County, the asset benefits from steady renter demand and amenity access; according to WDSuite’s CRE market data, neighborhood occupancy trends in the low-90s suggest durable leasing with room for operational upside.
Buena Park’s Urban Core setting provides day-to-day convenience that supports leasing and retention. Restaurants and cafes score in the top decile nationally, while park access is likewise strong (both high national percentiles), giving residents lifestyle optionality that helps multifamily compete with older single-family stock. Neighborhood schools average 4.0 out of 5 and test in the higher national percentiles, a factor that can bolster renewal rates for family renters.
At the metro scale, this neighborhood ranks 219 out of 516 Anaheim–Santa Ana–Irvine neighborhoods (B rating), placing it above the metro median for overall livability and demand drivers. Neighborhood occupancy runs around 92–93% per WDSuite, indicating generally stable leasing conditions. Average NOI per unit in the surrounding neighborhood sits in a strong national percentile, signaling supportive income characteristics for comparable assets without implying property-level performance.
Vintage context matters: the property’s 1972 construction is newer than the neighborhood’s average 1962 vintage. That relative youth can enhance competitiveness versus older stock, though investors should plan for system modernization and common-area refreshes typical of 1970s buildings to unlock value-add upside.
Tenure patterns point to demand depth. Within the neighborhood, roughly one-third of housing units are renter-occupied, while within a 3-mile radius renters account for about four in ten units. This renter concentration supports a consistent tenant base, though lease management should remain attentive to pricing given rent-to-income near one-third at the neighborhood level. Elevated home values (high national percentile) and a high value-to-income ratio reinforce renter reliance on multifamily, sustaining demand even as for-sale alternatives remain costly. Based on WDSuite’s commercial real estate analysis, the neighborhood’s strong amenities and above-median incomes offset modest population drift, and the 3-mile radius shows households have grown recently and are projected to continue increasing, expanding the local renter pool.
Safety trends are mixed but improving on key measures. The neighborhood’s overall crime rank sits near the metro middle (268 out of 516), aligning roughly with national mid-percentiles. Property offenses have declined notably year over year and place in a stronger national percentile, indicating positive momentum. Violent offense rates rank closer to the national middle and have ticked up recently, so owners should maintain standard safety and lighting protocols typical for Urban Core locations.
Nearby corporate offices span telecom, packaging, auto parts distribution, defense-related operations, beverages, industrial gases, diversified industrials, and healthcare. This employment base supports workforce housing demand and commute convenience that can aid leasing and retention.
- Time Warner Business Class — telecom services (2.4 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (3.3 miles)
- LKQ — auto parts distribution (4.3 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (7.5 miles)
- International Paper — packaging (7.9 miles)
- Coca-Cola Downey — beverages (8.1 miles)
- Airgas — industrial gases (8.4 miles)
- United Technologies — diversified industrials (10.6 miles)
- Molina Healthcare — healthcare services (11.4 miles) — HQ
- Air Products & Chemicals — industrial gases (12.0 miles)
7840 Valley View St offers scale at 96 units in a high-cost ownership market, where elevated home values and strong amenity access reinforce renter reliance on multifamily. According to CRE market data from WDSuite, neighborhood occupancy tracks in the low-90s with above-median income levels and robust national percentiles for restaurants, cafes, parks, and school quality—ingredients that typically support leasing stability and renewal potential.
Constructed in 1972, the asset is relatively newer than the neighborhood’s average vintage, creating a competitive footing versus older stock while leaving room for targeted modernization to drive rent positioning. Within a 3-mile radius, households have grown and are projected to rise further even as population edges down, implying smaller household sizes and a gradually expanding renter pool. Investors should balance this with tenant affordability management given neighborhood rent-to-income near one-third and selective service gaps (limited childcare and pharmacy presence locally), which may influence resident preferences and retention strategies.
- Scale and location: 96 units in a high-cost ownership area that supports sustained multifamily demand
- Stable neighborhood leasing: low-90s occupancy and strong amenity access underpin renewal potential
- Value-add pathway: 1972 vintage enables targeted system upgrades and common-area refreshes to enhance positioning
- Demand drivers: above-median incomes, strong schools, and diversified nearby employers support tenant depth
- Risks to underwrite: tenant affordability at ~one-third rent-to-income, uneven service mix, and mixed but improving safety trends