| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 37th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8102 Artesia Blvd, Buena Park, CA, 90621, US |
| Region / Metro | Buena Park |
| Year of Construction | 1978 |
| Units | 44 |
| Transaction Date | 2022-06-08 |
| Transaction Price | $16,600,000 |
| Buyer | GIRAFFE 1031 LLC |
| Seller | ARTESIA BOULEVARD 44 LLC |
8102 Artesia Blvd Buena Park Multifamily Investment
Neighborhood occupancy has held in a healthy range and the 3-mile area shows a broad renter base, according to WDSuite’s CRE market data, supporting stable leasing for a 44-unit asset. With elevated ownership costs nearby, renter demand is likely to remain resilient relative to for-sale options.
Buena Park’s Urban Core location offers strong day-to-day convenience: restaurant density ranks competitive among Anaheim–Santa Ana–Irvine neighborhoods (top tier nationally), and grocery and pharmacy access are above typical U.S. benchmarks. Café and park density are thinner, which may modestly temper lifestyle appeal compared with amenity-rich sub-districts.
Neighborhood multifamily occupancy is 95.5% (above the national median based on WDSuite data) and has edged up over five years, signaling demand stability at the neighborhood level rather than at the property. Within a 3-mile radius, about 43.9% of housing units are renter-occupied, indicating a deep tenant base that supports leasing velocity and retention.
Median contract rents in the neighborhood sit in the upper national percentiles, while the rent-to-income ratio trends around mid-20s, a level that suggests manageable affordability pressure and prudent lease management focus for investors. Home values rank in the higher national percentiles, indicating a high-cost ownership market that can sustain reliance on multifamily rentals and support pricing power when operations are well-executed.
The property’s 1978 vintage is newer than the neighborhood’s average 1970 construction year, positioning it more competitively versus older stock. Investors should still plan for selective systems modernization and common-area updates to maintain relevance against ongoing renovations across the metro.
Comparable neighborhood crime metrics are not available in WDSuite for this location. Investors typically benchmark operating experience against city and county trend data, review recent incident patterns with local authorities, and evaluate on-site measures (lighting, access controls, visibility) as part of standard diligence.
The surrounding employment base mixes telecom, industrial, and packaging operations, supporting commuter convenience and a stable pool of renters. Key nearby employers include LKQ, Time Warner Business Class, International Paper’s Cypress Retail Packaging, International Paper, and United Technologies.
- LKQ — auto parts distribution (3.8 miles)
- Time Warner Business Class — telecommunications services (4.0 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (5.3 miles)
- International Paper — paper & packaging (7.4 miles)
- United Technologies — aerospace/industrial offices (8.0 miles)
8102 Artesia Blvd is a 44-unit, 1978-built asset in Buena Park’s Urban Core. Neighborhood occupancy is solid and above the national median, while higher ownership costs sustain renter reliance on multifamily housing. Within a 3-mile radius, renter-occupied units account for roughly 44% of housing, pointing to a sizable tenant base; households are projected to rise meaningfully through the forecast period, which supports leasing stability despite flat-to-soft population trends.
The 1978 vintage is newer than the surrounding neighborhood average (1970), providing a competitive edge versus older stock, though targeted building systems and common-area updates may be warranted. According to CRE market data from WDSuite, neighborhood rents sit in upper national percentiles with a rent-to-income profile that supports disciplined pricing without overextending affordability, positioning the asset for steady cash flow under attentive operations.
- Stable neighborhood occupancy and deep 3-mile renter base support leasing and retention
- Newer-than-average 1978 vintage offers competitive positioning with selective modernization upside
- High-cost ownership context reinforces multifamily demand and pricing power potential
- Household growth within 3 miles expands the tenant pool, aiding occupancy stability
- Risks: thinner park/café access and weaker school ratings could temper appeal for some family renters