| 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 | 55 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2250 Vanguard Way Costa Mesa Multifamily Investment
Located in an amenity-rich Orange County pocket with a deep renter base, the neighborhood shows steady occupancy in the mid-90s and resilient leasing drivers, according to WDSuite’s CRE market data.
Costa Mesa’s Vanguard Way corridor sits within an A-rated neighborhood that ranks 34 out of 516 across the Anaheim–Santa Ana–Irvine metro—placing it in the top quartile among metro neighborhoods. Amenity access is a clear strength, with cafes, groceries, parks, and pharmacies scoring in the upper national percentiles, supporting day-to-day convenience that tends to underpin renter retention.
Renter-occupied housing makes up a majority of units at the neighborhood level (about 58% renter concentration), indicating a broad tenant base and durable multifamily demand. Neighborhood occupancy is near the mid-90s, and income fundamentals are solid with a median household income that sits well above many U.S. submarkets. At the same time, high ownership costs (home values in the upper national percentiles and a high value-to-income ratio) reinforce reliance on multifamily housing, which can support pricing power and lease stability for well-positioned assets.
Within a 3-mile radius, demographics show a large and diversified resident base with households inching higher over the past five years and projected to expand further, pointing to a larger tenant pool over the medium term. Forecasts also indicate continued growth in upper-income households, which aligns with sustained demand for professionally managed properties and supports occupancy stability. The neighborhood’s NOI per-unit performance benchmarks competitively (high national percentile), suggesting income potential remains favorable versus many peer locations, based on CRE market data from WDSuite.
Affordability signals are mixed but manageable for operators: the local rent-to-income ratio sits at a lower national percentile, which can aid retention, while elevated for-sale pricing means ownership alternatives are costly relative to income—factors that often steady renewal trends and reduce turnover when asset management is proactive.
Safety metrics are mixed and should be underwritten thoughtfully. The neighborhood sits below national safety averages (crime measures around the 35th national percentile), indicating higher incident rates than many U.S. neighborhoods. However, recent data shows property offenses declining meaningfully year over year, which is a constructive trend for operators, while violent incidents remain an area to monitor.
Within the metro context, the neighborhood’s crime rank places it in the lower half when compared against 516 Anaheim–Santa Ana–Irvine neighborhoods. Investors often respond by emphasizing lighting, access controls, and community engagement, and by aligning security measures with insurer and lender expectations.
Nearby corporate offices create a diversified employment base that supports renter demand and retention, with concentrations in insurance, technology, and financial services. The following major employers are within a short drive and underpin daily commute convenience for residents.
- Pacific Life — insurance (3.1 miles) — HQ
- Prudential — financial services (3.6 miles)
- Western Digital — technology & storage (3.8 miles) — HQ
- First American Financial — title & financial services (3.9 miles) — HQ
- Microsoft Technology Center — technology offices (4.0 miles)
This Costa Mesa asset benefits from top-quartile neighborhood positioning within the metro, strong amenity access, and a majority renter-occupied housing base that supports depth of demand. High for-sale housing costs in the area reinforce renter reliance on multifamily, while the local rent-to-income profile suggests room for sustained retention with disciplined lease management. Within a 3-mile radius, households are projected to grow alongside rising upper-income cohorts, which supports a larger tenant base and occupancy stability. According to CRE market data from WDSuite, neighborhood occupancy trends remain healthy and NOI-per-unit benchmarks are competitive versus many peer locations.
Key underwriting considerations include below-average national safety percentiles and prior softening in occupancy versus five years ago; operators may mitigate with focused security, renewal strategies, and careful expense controls. Overall, the location’s fundamentals—employment access, renter concentration, and high-cost ownership context—support a durable, needs-based demand story for stabilized or value-oriented multifamily strategies.
- Amenity-rich, top-quartile neighborhood among 516 metro peers supports leasing and renewals
- Majority renter-occupied housing base indicates depth of tenant demand
- High ownership costs bolster multifamily reliance and pricing power
- 3-mile household growth outlook and rising upper-income cohorts support occupancy stability
- Risk: below national safety averages and prior occupancy softening warrant proactive operations