| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 71st | Good |
| Amenities | 90th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2250 Vanguard Way, Costa Mesa, CA, 92626, US |
| Region / Metro | Costa Mesa |
| Year of Construction | 1977 |
| Units | 97 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2250 Vanguard Way Costa Mesa Multifamily Investment
Positioned in an A-rated Costa Mesa neighborhood, the property benefits from strong renter demand and steady neighborhood occupancy, according to WDSuite’s CRE market data. Neighborhood metrics — not the property’s — indicate a high renter concentration and elevated ownership costs that support durable leasing fundamentals.
The surrounding area ranks in the top quartile among 516 Anaheim–Santa Ana–Irvine metro neighborhoods, reflecting a balanced combination of renter demand, income levels, and amenity access. Neighborhood-level occupancy sits above many U.S. locales, supporting stable leasing conditions for multifamily, while the neighborhood’s renter-occupied share signals a deep tenant base rather than reliance on a narrow demand segment.
Amenity access is a notable strength: cafes, groceries, parks, and everyday services score well on national benchmarks, with several categories landing in the top decile nationally. For investors, this convenience profile tends to aid leasing velocity and renewal propensity, particularly for workforce and professional renters seeking short commutes within Orange County.
Within a 3-mile radius, demographics show a large adult population with rising incomes and a projected increase in households over the next five years, which can translate to a larger tenant base and support for occupancy. Forecasts also indicate slightly smaller average household sizes, which often sustains demand for professionally managed apartments as more households look for rental options near employment and services.
Home values in the neighborhood are elevated compared with most U.S. areas, reinforcing reliance on multifamily rentals and supporting pricing power when operators manage renewals carefully. Neighborhood-level median rents trend high for the region but, paired with solid incomes, indicate manageable rent-to-income dynamics that can help with retention and reduce turnover-related expenses.
Safety indicators for the neighborhood are below the metro median and sit below national averages, placing it behind many Anaheim–Santa Ana–Irvine neighborhoods on comparative rankings. That said, recent trend data shows property offenses moving lower year over year, suggesting conditions have been improving versus prior periods.
Investors typically account for this by emphasizing lighting, access control, and resident engagement, and by underwriting to conservative assumptions. The takeaway is comparative context: while national standing is weaker, the direction of change has been favorable, which can support resident retention when paired with professional management.
The neighborhood draws from a diverse white-collar employment base that supports renter demand and commute convenience, anchored by insurance, technology, and title services employers noted below.
- Pacific Life — insurance (3.1 miles) — HQ
- Prudential — insurance (3.6 miles)
- Western Digital — data storage & technology (3.8 miles) — HQ
- First American Financial — title services & financial (3.9 miles) — HQ
- Microsoft Technology Center — technology & software (4.0 miles)
This 97-unit asset sits in an A-rated Costa Mesa neighborhood where renter demand is reinforced by high ownership costs and broad amenity access. Based on commercial real estate analysis from WDSuite, neighborhood occupancy and a high renter-occupied share point to demand depth that can support leasing stability, while nationally competitive incomes underpin rent collections and renewal prospects.
Built in 1977, the property may benefit from targeted capital improvements that modernize interiors and building systems. With elevated neighborhood home values sustaining reliance on rentals and a 3-mile radius outlook that points to growing households and higher incomes over the next five years, the asset is positioned for value-add execution focused on retention and measured rent growth. Key risks include below-median safety rankings and normalizing occupancy trends at the neighborhood level, which call for attentive operations and disciplined underwriting.
- Amenity-rich, A-rated neighborhood with strong renter demand and a deep tenant base.
- 1977 vintage offers clear value-add potential via modernization and common-area upgrades.
- Elevated ownership costs locally reinforce reliance on rentals and support pricing power.
- 3-mile projections indicate growing households and rising incomes, supporting occupancy and renewals.
- Risks: below-median safety standings and occupancy normalization; mitigate through proactive management and conservative assumptions.