| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6336 Orange Ave Cypress 23-Unit Multifamily Investment
Neighborhood fundamentals point to durable renter demand and above-median occupancy for the area, according to WDSuite’s CRE market data. Elevated ownership costs in Orange County support lease retention and pricing discipline over a full cycle.
Situated in Cypress within the Anaheim–Santa Ana–Irvine metro, the neighborhood ranks 17 out of 516 metro neighborhoods, placing it well above the metro median and firmly in the top quartile nationally on overall quality. The area’s occupancy is strong (top quartile nationally), signaling stable leasing conditions at the neighborhood level rather than at any single property, based on CRE market data from WDSuite.
Livability drivers are a core strength: parks, pharmacies, and cafés score in high national percentiles, and grocery and restaurant access is competitive among Anaheim–Santa Ana–Irvine neighborhoods. Average school ratings are top-tier nationally (ranked 1 out of 516 in the metro), which can support family-oriented renter retention and reduce turnover risk in nearby multifamily.
Home values in the neighborhood are elevated relative to national norms, and value-to-income ratios are high for owners. For multifamily investors, this high-cost ownership market tends to sustain reliance on rentals, supporting demand depth and occupancy stability. Rent-to-income ratios at the neighborhood level are manageable for the metro, which can aid lease management and renewal strategies.
The subject property’s vintage is 1988, newer than the neighborhood’s average construction year (1976). That positioning can offer relative competitiveness versus older local stock, though investors should plan for selective modernization of aging systems or unit updates to maintain pricing power. Tenure patterns show a meaningful renter-occupied share of housing units (around two-fifths locally and within the 3-mile radius), indicating a broad tenant base and consistent leasing velocity for well-managed assets.
Within a 3-mile radius, household counts have grown even as population has been roughly flat to slightly lower in recent years, pointing to smaller household sizes. Looking ahead, forecasts call for a modest increase in total population and growth in households, which supports a gradual expansion of the renter pool and underpins occupancy stability at the neighborhood level.
Safety indicators for the neighborhood trend below national medians overall. Within the Anaheim–Santa Ana–Irvine metro, the neighborhood’s crime position is below the metro median (ranked 358 out of 516), while national comparisons place it in lower percentiles for safety. Year over year, property offenses show a modest decline, whereas violent offenses increased; investors should underwrite with conservative assumptions and monitor local trendlines rather than block-level conditions.
The area draws on a diversified employment base that supports commuter demand, with proximity to packaging, telecom, auto parts distribution, aerospace/defense, and healthcare. The following employers illustrate nearby drivers of renter demand and retention potential:
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (1.6 miles)
- Time Warner Business Class — telecom/business services (3.9 miles)
- LKQ — auto parts distribution (6.1 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (9.0 miles)
- Molina Healthcare — healthcare services (11.0 miles) — HQ
6336 Orange Ave sits in a high-performing Cypress neighborhood that ranks well within the metro and shows top-quartile national standing for amenities, schools, and occupancy at the neighborhood level. The submarket’s high-cost ownership landscape supports sustained rental demand, while rent-to-income dynamics remain manageable for the area. Built in 1988, the 23-unit asset is newer than the local average stock, offering competitive positioning with potential to capture pricing through targeted modernization and professional operations. According to CRE market data from WDSuite, neighborhood occupancy remains elevated versus national medians, reinforcing a stable backdrop for multifamily investors.
Demographic indicators aggregated within a 3-mile radius point to steady long-term demand: households have increased despite flatter population trends, implying smaller household sizes and a broader renter pool. Forward-looking projections call for incremental population growth and additional households, which can support occupancy stability and disciplined rent strategies when combined with the area’s strong school ratings and amenity access.
- High-performing neighborhood with top-tier schools and strong amenity access supporting renter retention
- Elevated neighborhood occupancy and a high-cost ownership market underpin demand depth for rentals
- 1988 vintage offers competitive positioning versus older stock, with value-add via selective updates
- Risk: safety metrics trend below national medians and violent offenses rose year over year—underwrite conservatively and monitor local trendlines