| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 76th | Good |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6336 Orange Ave, Cypress, CA, 90630, US |
| Region / Metro | Cypress |
| Year of Construction | 1988 |
| Units | 23 |
| Transaction Date | 2011-02-01 |
| Transaction Price | $3,550,000 |
| Buyer | Jal Cypress Point LLC |
| Seller | CRP PROPERTIES INC |
6336 Orange Ave, Cypress CA Multifamily Investment
Neighborhood occupancy remains strong and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. This asset’s positioning in Orange County offers stability with upside from modernizations relative to older nearby stock.
Situated in Cypress within the Anaheim–Santa Ana–Irvine metro, the neighborhood ranks 17 out of 516 metro neighborhoods (top quartile) with an A+ rating, based on WDSuite’s CRE market data. Neighborhood occupancy is elevated at 97.9%, indicating stable leasing conditions at the neighborhood level rather than the property. The area’s renter-occupied share is roughly two-fifths, signaling a meaningful tenant base for small and mid-sized multifamily.
Daily needs are well served: parks density is in the top national percentiles, and cafes, pharmacies, and grocery options score above most neighborhoods nationwide. Average school ratings are among the best in the metro (ranked 1 of 516) and sit in the top percentile nationally, which can support retention for larger units and family renters.
Home values are elevated relative to national norms (upper percentiles), reinforcing reliance on multifamily housing and supporting pricing power when managed carefully. Rent-to-income is moderate for the area, which can aid lease stability but still calls for disciplined renewal strategies to mitigate affordability pressure.
The asset’s 1988 construction is newer than the neighborhood average vintage (1976). That positioning can be competitive versus older stock, while still benefiting from targeted capital planning for systems and finishes to capture value-add upside.
Within a 3-mile radius, demographics show steady household growth over the past five years and projections indicate further increases alongside gradually smaller average household size. For investors, that points to a larger tenant base and diversified demand drivers that can support occupancy over a full cycle.
Safety metrics for the neighborhood track below national medians overall, placing it behind many U.S. neighborhoods on a percentile basis and below the metro average (ranked 358 out of 516). Recent trends are mixed: estimated property offenses have edged down year over year, while estimated violent offenses increased. Investors should underwrite with pragmatic assumptions around security measures and operating practices appropriate for the submarket.
The area draws from a broad employment base spanning packaging, telecommunications, automotive supply, industrial gases, and defense-related offices, supporting commuter convenience and multifamily renter demand nearby.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (1.5 miles)
- Time Warner Business Class — telecommunications (3.8 miles)
- LKQ — automotive parts (6.1 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (9.0 miles)
- Airgas — industrial gases (9.3 miles)
6336 Orange Ave is a 23-unit asset with larger-than-typical average unit sizes for the county (approximately 907 sq. ft.), well suited to households seeking space in a high-cost ownership market. Neighborhood fundamentals are strong: occupancy at the neighborhood level is high, school quality ranks at the top of the metro, and amenities are deep, all of which support retention and steady leasing. According to commercial real estate analysis from WDSuite, the area’s home values sit in upper national percentiles while rent-to-income remains manageable, a combination that can sustain renter reliance on multifamily housing when renewals are priced thoughtfully.
Built in 1988, the property is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while leaving room for targeted updates to unlock value-add potential. Within a 3-mile radius, households have grown and are projected to increase further as average household size trends lower—expanding the renter pool and supporting occupancy stability over time.
- High neighborhood occupancy and top-ranked schools support retention
- Elevated home values reinforce rental demand and pricing power
- 1988 vintage offers competitive positioning with value-add potential
- 3-mile household growth and smaller household sizes expand the renter base
- Risk: safety metrics trend below national medians—underwrite for security and operations