| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 37th | Poor |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8462 Whitaker St, Buena Park, CA, 90621, US |
| Region / Metro | Buena Park |
| Year of Construction | 1977 |
| Units | 56 |
| Transaction Date | 2021-02-23 |
| Transaction Price | $16,220,000 |
| Buyer | KOYL HACIENDA AL JOLLA I LP |
| Seller | BURNA PARK SUN RISE APARTMENTS LP |
8462 Whitaker St, Buena Park CA Multifamily Investment
Neighborhood occupancy is solid and renter demand is supported by a high renter-occupied share, according to WDSuite’s CRE market data, positioning this asset for stable leasing in a high-cost ownership market.
This Urban Core neighborhood in the Anaheim–Santa Ana–Irvine metro performs above national averages on several renter-demand indicators. Neighborhood occupancy is 95.5% (top quartile nationally) even if it sits below the metro median, suggesting steady absorption and relative leasing stability compared with many U.S. peers, based on CRE market data from WDSuite.
Renter concentration is high: an estimated 80% of housing units are renter-occupied (top tier among 516 metro neighborhoods). For multifamily investors, this indicates a deep tenant base and supports ongoing demand for professionally managed apartments.
Livability signals are mixed. Restaurants index strongly (around the 97th percentile nationally), pharmacies are plentiful (near the 89th percentile), and grocery access is competitive (roughly the 76th percentile). Childcare density also tracks high (about the 95th percentile). By contrast, parks and cafes under-index, which may temper some lifestyle appeal. Average school ratings in the neighborhood are low (around the 15th percentile nationally), a consideration for family-oriented renter retention strategies.
Within a 3-mile radius, population has edged down over the last five years while household counts have grown and are projected to expand further, indicating smaller household sizes and a potentially broader renter pool. Median household incomes are rising, and neighborhood rent-to-income levels (about 0.23) point to manageable affordability pressure that can aid lease retention. Elevated home values relative to national norms characterize a high-cost ownership market, which typically sustains rental demand and supports occupancy.
Vintage context: the property’s 1977 construction is somewhat newer than the neighborhood’s average vintage (1970). That positioning can enhance competitiveness versus older stock, though investors should still anticipate selective modernization and systems updates as part of longer-term capital planning.
Comparable crime statistics for this neighborhood are not available in the current WDSuite release. Investors typically benchmark safety using city and county resources and by comparing neighborhood-level trends to broader Orange County and metro baselines to understand relative positioning and momentum rather than block-level precision.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience, including telecommunications, auto parts distribution, paper/packaging, and aerospace-related offices listed below.
- Time Warner Business Class — telecommunications (4.3 miles)
- LKQ — auto parts distribution (4.4 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — retail packaging (4.9 miles)
- United Technologies — aerospace offices (7.8 miles)
- International Paper — paper & packaging (8.0 miles)
8462 Whitaker St benefits from a renter-driven submarket where occupancy is above national norms and the renter-occupied share is among the highest in the metro, indicating depth of tenant demand. Rising incomes and a high-cost ownership landscape reinforce multifamily reliance, while rent-to-income levels near 0.23 suggest room for retention-focused pricing. The 1977 vintage is somewhat newer than the neighborhood average, offering competitive positioning versus older stock with potential to capture value through targeted renovations.
Within a 3-mile radius, households have increased and are projected to expand further even as population trends modestly down—pointing to smaller household sizes and a broader renter pool that can support occupancy. According to CRE market data from WDSuite, neighborhood-level NOI per unit and occupancy metrics compare favorably to national peers, though local school performance and limited park/cafe density may require tailored leasing and amenity strategies.
- Deep renter base with high renter-occupied share supporting demand and leasing stability
- Occupancy above national averages with manageable rent-to-income aiding retention
- 1977 vintage offers competitive positioning versus older stock with renovation upside
- Household growth within 3 miles expands the tenant pool even amid flat-to-soft population trends
- Risks: lower school ratings and limited parks/cafes may affect family renter appeal and retention