| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 37th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8162 4th St, Buena Park, CA, 90621, US |
| Region / Metro | Buena Park |
| Year of Construction | 1980 |
| Units | 47 |
| Transaction Date | 2002-02-15 |
| Transaction Price | $4,250,000 |
| Buyer | KIM DAVID S |
| Seller | CHAN DANIEL T L |
8162 4th St Buena Park Multifamily Investment
Neighborhood occupancy trends run above national averages and renter concentration is high, according to WDSuite’s CRE market data, supporting stable tenant demand for a 47-unit asset. Positioning in northern Orange County offers durable leasing fundamentals with room to enhance operations through targeted upgrades.
Buena Park sits within the Anaheim–Santa Ana–Irvine metro, and this neighborhood scores above national averages for multifamily fundamentals, with occupancy running solid and supported by a deep renter-occupied housing base. The neighborhood 7s renter-occupied share is high, indicating a broad tenant pool and consistent leasing velocity for professionally managed assets. Median in-place rents in the neighborhood have risen over the last five years, and home values are elevated versus national norms, which tends to sustain reliance on rental housing and can support pricing power for well-maintained properties, based on CRE market data from WDSuite.
Everyday amenities are convenient: restaurants are dense for the area (competitive nationally), with grocery and pharmacy access better than average, though parks and cafes are limited locally. Average school ratings in the neighborhood are on the lower side relative to national comparisons, which investors should consider when assessing unit mix and marketing to family households.
Within a 3-mile radius, demographics show a modest decline in population alongside growth in the number of households and families, suggesting smaller household sizes and a steady or expanding renter pool. Median household incomes have climbed materially in recent years, with a growing share of higher-income households; this supports rent collections and retention while keeping an eye on rent-to-income levels for lease management. Forecasts point to further gains in household counts and incomes over the next five years, which can underpin occupancy stability even if regional population is flat to slightly down.
The property 7s 1980 vintage is somewhat newer than the neighborhood 7s average construction year. That positioning can be competitive versus older stock, while still leaving room for modernization of building systems and common-area finishes to capture value-add rent premiums where justified by submarket demand.
Comparable crime metrics for this specific neighborhood are not available in WDSuite for the current period. Investors typically benchmark property-level measures against city and county trends and consider on-site security, lighting, and access controls as part of due diligence.
The area is served by a diversified employment base of corporate and industrial operations within a short drive, supporting workforce housing demand and commute convenience for residents. Nearby employers include auto parts distribution, communications services, and packaging manufacturing.
- LKQ — auto parts distribution (3.96 miles)
- Time Warner Business Class — communications services (4.01 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging manufacturing (5.13 miles)
- International Paper — paper & packaging (7.56 miles)
- United Technologies — diversified industrial offices (8.01 miles)
8162 4th St offers scale at 47 units in a neighborhood where renter-occupied housing is prevalent and occupancy trends sit above national norms. Elevated local home values relative to incomes tend to reinforce reliance on multifamily housing, supporting leasing stability for well-run assets. According to CRE market data from WDSuite, neighborhood rent levels and incomes have moved higher in recent years, and within a 3-mile radius, household counts are growing even as average household size edges down—conditions that can broaden the tenant base for a mix of unit types.
Built in 1980, the asset is somewhat newer than the neighborhood average vintage, providing competitive positioning versus older stock while still offering value-add potential through modernization of interiors, common areas, and building systems as needed. Investors should weigh amenity gaps (limited parks/cafes) and lower neighborhood school ratings against the strong renter concentration and employer access that support demand.
- High renter concentration and above-average occupancy support demand stability
- 1980 vintage enables competitive positioning with clear modernization upside
- Household growth and rising incomes within 3 miles expand the tenant base
- Elevated ownership costs in the area can support pricing power for well-maintained units
- Risks: lower neighborhood school ratings and fewer parks/cafes may affect family-driven demand