| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 37th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8182 4th St, Buena Park, CA, 90621, US |
| Region / Metro | Buena Park |
| Year of Construction | 1976 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8182 4th St Buena Park Multifamily Investment
This 41-unit property built in 1976 benefits from strong neighborhood rental demand, with 80% of housing units occupied by renters in an area where commercial real estate analysis shows occupancy rates above the metro median.
The Buena Park neighborhood demonstrates solid multifamily fundamentals, ranking in the top quartile among 516 metro neighborhoods for rental share at 80% of housing units occupied by renters. Neighborhood-level occupancy rates of 95.5% exceed metro averages, supported by median contract rents of $1,833 that have grown 29% over five years.
Built in 1976, this property aligns with the neighborhood's average construction year of 1970, suggesting established building stock with potential value-add opportunities through renovations and unit improvements. The area's demographics within a 3-mile radius show household income growth of 40.6% over five years to a median of $105,131, with forecasted household formation expected to increase by 39.5% through 2028.
Local amenities support tenant retention with strong restaurant density ranking in the 97th percentile nationally and childcare facilities in the 95th percentile. The neighborhood's amenity score ranks 215th of 516 metro neighborhoods, providing competitive positioning for lease-up and renewals. Home values at $633,687 median reinforce rental demand by keeping ownership costs elevated relative to renter alternatives.
Crime data for this specific neighborhood is not currently available in our market research database. Investors should conduct independent due diligence on local safety conditions and trends when evaluating this property opportunity.
The property benefits from proximity to established corporate offices that provide workforce housing demand, with major employers within commuting distance including automotive parts distribution and technology services.
- LKQ — automotive parts distribution (4.0 miles)
- Time Warner Business Class — telecommunications services (4.1 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging manufacturing (5.2 miles)
- International Paper — paper manufacturing (7.6 miles)
This 41-unit Buena Park property presents a value-add opportunity in a neighborhood with demonstrated rental demand fundamentals. According to CRE market data from WDSuite, the area maintains 95.5% occupancy rates while supporting rent growth of 29% over five years. The 1976 construction vintage aligns with neighborhood averages and positions the asset for strategic capital improvements to capture upside in a market where 80% of housing units are renter-occupied.
Demographic projections within a 3-mile radius show household formation increasing 39.5% through 2028, expanding the potential tenant base while median household incomes have grown 40.6% over the past five years. The property's location benefits from established employment centers and strong amenity density, particularly in restaurants and childcare, which support tenant retention and lease renewals.
- Neighborhood occupancy of 95.5% exceeds metro averages
- 80% rental tenure creates deep demand pool
- 29% rent growth over five years demonstrates pricing power
- 1976 vintage offers value-add renovation potential
- Risk: Lower school ratings may limit family tenant appeal