| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Good |
| Demographics | 85th | Best |
| Amenities | 64th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 845 Paularino Ave, Costa Mesa, CA, 92626, US |
| Region / Metro | Costa Mesa |
| Year of Construction | 1977 |
| Units | 71 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
845 Paularino Ave Costa Mesa Multifamily Investment
Neighborhood-level occupancy trends sit above national medians and a high renter concentration points to a deep tenant base, according to WDSuite’s CRE market data. In a high-cost ownership pocket of Orange County, these factors support stable demand for a 71-unit asset in Costa Mesa.
Costa Mesa’s Urban Core setting offers investors a balanced mix of demand drivers: neighborhood rents track in the upper tier nationally while occupancy for the neighborhood (not the property) trends above the national median, based on commercial real estate analysis from WDSuite. Within the Anaheim–Santa Ana–Irvine metro, the neighborhood ranks competitive among 516 peer neighborhoods, reflecting solid fundamentals rather than outsized volatility.
Day-to-day amenities are a relative strength. Restaurant density sits in the top percentile ranges nationally, and grocery and park access score in the top decile, supporting resident convenience and lease retention. Services such as pharmacies and cafes are thinner within the immediate neighborhood footprint, which may slightly shift convenience patterns but does not negate the strong food and open-space access.
The area shows a high share of renter-occupied housing units (neighborhood-level), placing it in the upper tail nationally and signaling a sizable tenant pool for multifamily leasing. The neighborhood’s rent-to-income profile indicates lower affordability pressure than many coastal peers, which can aid resident retention even if it moderates near-term pricing power.
Demographic statistics aggregated within a 3-mile radius show recent softness in population counts but a projected return to growth over the next five years, alongside a notable increase in households and higher-income brackets. This points to renter pool expansion and supports occupancy stability for well-managed assets, according to WDSuite’s CRE market data.
Safety indicators for the neighborhood (measured against 516 metro neighborhoods) position it modestly above national averages overall, with recent year-over-year reductions in both property and violent offenses, based on WDSuite. Nationally benchmarked percentiles suggest the area compares somewhat safer than average on aggregate, while property crime remains a watchpoint despite improvement.
For investors, the key takeaway is trend direction: improving year-over-year safety metrics can support resident retention and leasing, but underwriting should still account for property crime risk relative to other Orange County sub-areas.
Nearby corporate offices contribute to a diverse employment base that supports renter demand and commute convenience, particularly in financial services and technology. Key employers include First American Financial, Prudential, Microsoft Technology Center, Western Digital, and Pacific Life.
- First American Financial — insurance (2.3 miles) — HQ
- Prudential — financial services (2.9 miles)
- Microsoft Technology Center — technology offices (3.1 miles)
- Western Digital — data storage (3.1 miles) — HQ
- Pacific Life — insurance (4.4 miles) — HQ
This Costa Mesa asset benefits from neighborhood-level occupancy that sits above national medians and a renter-occupied housing share that ranks high nationally, indicating depth in the tenant base. Elevated home values in the area create a high-cost ownership market that tends to sustain reliance on rental housing, supporting lease stability and consistent absorption for well-positioned properties.
According to CRE market data from WDSuite, 3-mile demographics point to an increase in households and income growth in the forecast period, reinforcing rental demand, while amenity access (notably restaurants, groceries, and parks) supports resident satisfaction. Counterbalancing factors include thinner coverage of certain daily services nearby and property crime that, while improving year over year, warrants monitoring in underwriting.
- High renter concentration supports a larger tenant base and leasing depth
- Neighborhood occupancy trends above national medians aid income stability
- High-cost ownership market reinforces sustained demand for rentals
- 3-mile household and income growth outlook supports demand and retention
- Risk: property crime remains a watchpoint despite recent improvement