| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 37th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8192 California St, Buena Park, CA, 90621, US |
| Region / Metro | Buena Park |
| Year of Construction | 1976 |
| Units | 28 |
| Transaction Date | 1997-10-16 |
| Transaction Price | $1,382,500 |
| Buyer | BROWN HARRY J |
| Seller | CHAO RICHARD Y |
8192 California St Buena Park Multifamily Investment
Positioned in an Urban Core pocket of Buena Park with strong renter demand and stable neighborhood occupancy, this 28-unit asset benefits from durable leasing fundamentals, according to WDSuite’s CRE market data. Nearby conveniences and a deep regional employment base support day-to-day livability and tenant retention.
The property sits within the Anaheim–Santa Ana–Irvine metro’s Urban Core fabric, where neighborhood occupancy trends remain above national norms and rents are elevated versus most U.S. areas. Neighborhood rent levels and occupancy (measured for the neighborhood, not the property) point to consistent leasing conditions, based on WDSuite’s CRE market data.
Livability features are mixed but compelling for multifamily: restaurants are abundant (top quartile nationally), pharmacies and grocery access score above national averages, and childcare density is particularly strong. Park and cafe density are limited within the immediate neighborhood, so residents likely rely on nearby submarkets for certain lifestyle needs. Average school ratings trail national norms, which may influence unit mix positioning for family renters.
Tenure patterns indicate a high share of renter-occupied housing units in the neighborhood, among the highest nationally. That depth of renting households supports a broad tenant base and can help stabilize occupancy across cycles. Within a 3-mile radius, households have grown while average household size has edged down, suggesting more, smaller households entering the market — a setup that can expand the renter pool and sustain leasing velocity.
Home values in the neighborhood are elevated versus national benchmarks, reinforcing renter reliance on multifamily housing and supporting pricing power where units are well-maintained. Neighborhood NOI per unit trends sit in the top quartile nationally, underscoring competitive operating fundamentals relative to many U.S. submarkets.
Neighborhood-level crime metrics are not available in this dataset. Investors should review recent city and county sources for the most current conditions and compare them with peer neighborhoods across the Anaheim–Santa Ana–Irvine metro to evaluate trend direction and relative safety.
Proximity to diversified employers supports workforce housing demand and commute convenience for residents. Key nearby employers include Time Warner Business Class, LKQ, International Paper (including its Cypress retail packaging facility), and First American Financial.
- Time Warner Business Class — telecommunications offices (4.1 miles)
- LKQ — automotive parts distribution (4.3 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (4.7 miles)
- International Paper — paper & packaging offices (7.9 miles)
- First American Financial — title & financial services (13.5 miles) — HQ
Constructed in 1976, the asset is slightly newer than much of the surrounding 1970-vintage housing stock, offering a competitive position versus older buildings while still presenting potential value-add through targeted system upgrades and modernization. Neighborhood indicators — including above-average occupancy and high renter concentration — point to durable demand drivers and support for steady leasing. According to CRE market data from WDSuite, local rent levels and NOI per unit compare favorably to national benchmarks, while elevated for-sale housing costs in the area reinforce renter reliance on multifamily units.
Forward-looking demographics aggregated within a 3-mile radius show a modest expansion in households alongside smaller household sizes, which can broaden the tenant base and support occupancy stability. Livability access is anchored by restaurants, pharmacies, groceries, and childcare density, though limited parks/cafes and below-average school ratings warrant attention when tailoring the unit mix and amenity program to likely renter segments.
- Stable neighborhood occupancy and strong renter concentration support leasing durability
- 1976 vintage offers competitive footing with room for value-add upgrades
- Elevated ownership costs bolster multifamily demand and pricing power
- Household growth and smaller household sizes expand the local renter pool
- Risks: lower school ratings and limited parks/cafes may affect appeal for some family renters