| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 69th | Fair |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5120 Lincoln Ave, Cypress, CA, 90630, US |
| Region / Metro | Cypress |
| Year of Construction | 1993 |
| Units | 110 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5120 Lincoln Ave Cypress Multifamily Investment Opportunity
Neighborhood occupancy remains consistently high and renter demand is reinforced by a high-cost ownership market, according to WDSuite s commercial real estate analysis for Cypress.
Cypress s Urban Core setting offers investors a stable renter base and strong neighborhood fundamentals. Neighborhood occupancy is in the top decile nationally, per WDSuite s CRE market data, indicating resilient leasing conditions at the neighborhood level rather than the property. Renter-occupied housing accounts for a meaningful share of local units (low-40% in the neighborhood), which supports depth of demand for multifamily product.
Livability metrics are favorable for families and long-term renters: average school ratings score high (top decile nationally), and parks, pharmacies, and grocery access all rank well above national norms. Restaurant density also tests strong, while cafe density is comparatively limited, which can shape the retail mix but does not detract from daily-needs convenience.
Home values are elevated relative to national benchmarks (top few percent), signaling a high-cost ownership market that tends to sustain reliance on rental housing. At the same time, neighborhood rent-to-income levels sit below national pressure points, supporting lease retention and occupancy stability. Median rents and NOI per unit perform above national averages, consistent with Orange County s mature multifamily market dynamics.
Within a 3-mile radius, the population is large and households have increased over the past five years, with projections calling for notably more households and smaller average household sizes by 2028. This dynamic points to a larger tenant base and steady absorption potential for well-positioned assets.
Safety indicators in the area track around or modestly better than national norms, and recent trends show year-over-year declines in both violent and property offenses, based on WDSuite s CRE market data. While outcomes can vary by block and property operations, the directional improvement supports leasing stability for professionally managed multifamily assets.
Investors should continue to underwrite standard security and lighting measures and monitor local trendlines; however, the broader neighborhood s comparative positioning and improving trajectory are constructive in the context of the Anaheim Santa Ana Irvine metro.
Nearby employers provide a diverse employment base that supports workforce housing demand and commute convenience, including International Paper Cypress Retail Packaging, Time Warner Business Class, LKQ, Airgas, and Raytheon Public Safety RTC.
- International Paper Cypress Retail Packaging packaging (2.4 miles)
- Time Warner Business Class telecom services (2.8 miles)
- LKQ auto parts distribution (5.5 miles)
- Airgas industrial gases (7.9 miles)
- Raytheon Public Safety RTC defense & aerospace (7.9 miles)
Constructed in 1993, the asset is newer than the neighborhood s average vintage, providing competitive positioning versus older stock while leaving room for targeted systems upgrades and common-area refreshes as part of a value-add plan. At the neighborhood level, occupancy is high and renter demand is supported by a high-cost ownership landscape, which typically aids lease retention and pricing discipline across cycles. According to CRE market data from WDSuite, schools, parks, and daily-needs access rank above national benchmarks, further supporting stickiness with family and long-term renters.
Within a 3-mile radius, households have grown and are projected to increase materially through 2028, even as average household size trends smaller a setup that points to renter pool expansion and supportive absorption for well-maintained communities. Income growth outpacing rent pressure in the area helps limit affordability stress, while the Orange County location provides depth of demand from a diverse employment base.
- Newer 1993 vintage versus local average, with potential for targeted modernization to drive rent and retention
- High neighborhood occupancy and strong schools/amenities support stable leasing and renewals
- Elevated home values reinforce renter reliance on multifamily housing, aiding pricing power
- 3-mile household growth and smaller household sizes point to renter pool expansion and absorption support
- Risks: capital planning for 1990s systems, potential rent sensitivity if future increases outpace incomes, and standard operational safety considerations