| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 48th | Poor |
| Amenities | 52nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9450 Holder St, Cypress, CA, 90630, US |
| Region / Metro | Cypress |
| Year of Construction | 1985 |
| Units | 22 |
| Transaction Date | 2014-05-22 |
| Transaction Price | $4,330,000 |
| Buyer | CALDWELL REAL ESTATE HOLDINGS LLC |
| Seller | JULES LAURIE PARTNERSHIP L P |
9450 Holder St, Cypress CA Multifamily Investment
Neighborhood occupancy around the high-90s suggests stable leasing conditions for this 22-unit asset, according to WDSuite’s CRE market data. Strength in renter demand is measured at the neighborhood level, not the property.
Situated in Cypress within the Anaheim–Santa Ana–Irvine metro, the neighborhood posts strong occupancy (ranked 80 of 516 metro neighborhoods and in the top decile nationally), indicating durable demand for rentals. Cafes and restaurants score above national norms (mid‑70s to mid‑80s percentiles), while grocery access is also better than average, supporting day‑to‑day livability for tenants. School ratings trend near the metro middle, which may require operators to emphasize on‑site community and resident services rather than relying on school district pull alone.
Construction vintage averages 1987 locally; this property’s 1985 vintage is slightly older, pointing to routine capital planning needs and potential value‑add through selective renovations to remain competitive against newer stock. Home values are elevated for owners relative to incomes (high national percentile for value‑to‑income), which tends to reinforce reliance on multifamily housing and can aid lease retention for well‑managed properties.
Renter concentration in the neighborhood is roughly half of housing units being renter‑occupied, suggesting a deep tenant base and broad familiarity with multifamily living. Median contract rents track high relative to many U.S. neighborhoods, while rent‑to‑income near one‑fifth signals manageable affordability pressure locally; investors should still manage renewals thoughtfully to sustain pricing power without increasing turnover risk.
Within a 3‑mile radius, demographic statistics from WDSuite indicate households have grown even as population has been roughly flat to slightly down in recent years, implying smaller average household sizes and support for continued rental demand. Looking ahead, projections show additional household growth and rising incomes, which typically supports occupancy stability and absorption for quality units.
Amenity depth is generally supportive (cafes, childcare, and restaurants above national medians), though park and pharmacy counts are limited in the immediate neighborhood. Operators can offset this by emphasizing on‑site conveniences and nearby retail nodes to maintain leasing velocity.
Neighborhood safety indicators are around the national mid‑range overall (crime near the middle of U.S. neighborhoods by percentile) and sit near the metro middle versus the 516 Anaheim–Santa Ana–Irvine neighborhoods. According to CRE market data from WDSuite, recent trends show property crime easing year over year, while violent‑crime measures have ticked up; investors should account for standard security measures and resident communication, and track trends rather than relying on any single data point.
The area draws from a diversified employment base that supports renter demand and commute convenience, including operations in packaging, telecom, auto parts distribution, defense technology, and healthcare administration.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (1.6 miles)
- Time Warner Business Class — telecom services (3.9 miles)
- LKQ — auto parts distribution (6.0 miles)
- Raytheon Public Safety RTC — defense technology (9.1 miles)
- Molina Healthcare — healthcare administration (11.2 miles) — HQ
This 22‑unit, 1985‑vintage property benefits from a neighborhood with high occupancy and an established renter base, supporting steady leasing and retention. Elevated ownership costs in Orange County sustain reliance on rentals, while above‑average amenity access (food, cafes, childcare) enhances livability that can translate into lower vacancy and more resilient rent rolls. Based on commercial real estate analysis from WDSuite, neighborhood occupancy ranks above the metro median and in the top tier nationally, aligning with stable multifamily fundamentals.
The vintage suggests sensible capital planning and value‑add potential through interior updates and common‑area upgrades to compete with newer stock. Within a 3‑mile radius, household counts are rising even with flat population, pointing to smaller households and a larger tenant pool over time; paired with rising incomes, this backdrop supports pricing power for well‑positioned units. Key risks include mid‑range safety readings and limited nearby parks, which can be mitigated via on‑site amenities and active property management.
- High neighborhood occupancy supports leasing stability and renewal capture
- Elevated ownership costs bolster rental demand and tenant retention
- 1985 vintage offers clear value‑add and modernization pathways
- 3‑mile household growth and rising incomes expand the renter pool
- Risks: mid‑range safety metrics and limited park access require proactive operations