| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 69th | Fair |
| Amenities | 73rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5252 Bishop St, Cypress, CA, 90630, US |
| Region / Metro | Cypress |
| Year of Construction | 1977 |
| Units | 20 |
| Transaction Date | 2014-01-07 |
| Transaction Price | $3,800,000 |
| Buyer | Bradford Park Properties LP |
| Seller | Moran Family et al. |
5252 Bishop St, Cypress CA Multifamily Opportunity
Neighborhood occupancy remains elevated and stable, according to WDSuite’s CRE market data, supporting cash flow durability for a 20-unit asset in a high-cost ownership market.
Neighborhood & Demand Drivers
The property sits within the Anaheim–Santa Ana–Irvine metro where the immediate neighborhood is rated A- and ranks 94th of 516 neighborhoods, placing it above the metro median. Neighborhood occupancy is competitive among metro peers (rank 89 of 516) and in the top quartile nationally (92nd percentile), a backdrop that supports leasing stability and limits downtime risk for multifamily investors.
Local livability indicators are strong: average school ratings are high (4.5/5; rank 77 of 516 — competitive among Anaheim–Santa Ana–Irvine neighborhoods and 94th percentile nationally). Parks, pharmacies, and childcare options index well (parks 97th, pharmacies 90th, childcare 88th percentiles nationally), while restaurants are plentiful (86th percentile). Café density is limited, but grocery access is solid (77th percentile). These dynamics typically enhance retention and broaden the renter appeal set.
Renter concentration at the neighborhood level is meaningful, with 43.4% of housing units renter-occupied (83rd percentile nationally). In a market with elevated home values and a high value-to-income ratio (both running in the mid-90s percentiles nationally), the ownership cost landscape tends to reinforce reliance on multifamily housing, supporting demand depth and pricing power for well-located assets.
Within a 3-mile radius, demographics point to a stable population base and a growing number of households alongside smaller average household sizes. Household counts are expected to rise while average household size trends down, indicating a larger tenant base and more renters entering the market — a constructive signal for occupancy and rent trade-outs based on WDSuite’s multifamily property research.
The 1977 construction year is older than the neighborhood’s average vintage (1983), which introduces routine capital planning needs but also value-add potential through targeted renovations and system updates to sharpen competitive positioning against newer stock.
Safety Context
At the neighborhood level, overall crime ranks 203 out of 516 Anaheim–Santa Ana–Irvine neighborhoods, indicating performance that is competitive among metro peers and slightly safer than average nationally (55th percentile). This context supports renter appeal for workforce and family-oriented demand segments without overstating block-level conditions.
Violent and property offense rates sit below national medians (around the low 30s percentiles for violent and high 20s percentiles for property), but recent year-over-year trends show improvement, with notable declines over the last year according to WDSuite’s data. Investors should interpret these as constructive directional signals while underwriting with conservative assumptions and property-level security best practices.
Nearby employers span packaging, telecommunications, auto parts distribution, defense technology, and healthcare administration — a diverse base that supports renter demand through short commute options and retention.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (2.2 miles)
- Time Warner Business Class — telecommunications (2.9 miles)
- LKQ — auto parts distribution (5.5 miles)
- Raytheon Public Safety RTC — defense technology (8.0 miles)
- Molina Healthcare — healthcare administration (10.2 miles) — HQ
5252 Bishop St offers exposure to a neighborhood with strong occupancy, high-quality schools, and amenity depth that supports retention. Elevated ownership costs and a meaningful neighborhood renter-occupied share reinforce multifamily demand, while 3-mile household growth alongside smaller household sizes points to a larger tenant base over time. According to commercial real estate analysis from WDSuite, the neighborhood’s occupancy ranks well within the metro and sits in a high national percentile, underscoring leasing stability.
Built in 1977, the asset is older than the local average vintage, suggesting targeted renovations and system upgrades could unlock value-add upside and strengthen competitive positioning against newer product. This should be balanced with prudent capital planning and underwriting that accounts for aging systems and measured rent growth assumptions.
- High neighborhood occupancy and retention drivers support stable operations
- Elevated home values and value-to-income ratios sustain rental demand
- 3-mile household growth and smaller household sizes expand the renter base
- 1977 vintage offers value-add potential with planned capex
- Risk: mixed but improving safety metrics warrant conservative underwriting