| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 76th | Good |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9701 Graham St, Cypress, CA, 90630, US |
| Region / Metro | Cypress |
| Year of Construction | 1972 |
| Units | 31 |
| Transaction Date | 2017-05-11 |
| Transaction Price | $9,400,000 |
| Buyer | VILLAS AT CYPRESS APARTMENT COMPANY LP |
| Seller | VILLA DEL ORO LLC |
9701 Graham St, Cypress CA Multifamily Investment
Neighborhood fundamentals point to high occupancy and resilient renter demand, according to WDSuite’s CRE market data, supporting stable operations in a high-cost Orange County submarket.
Located in Cypress within the Anaheim–Santa Ana–Irvine metro, the neighborhood carries an A+ rating and ranks 17 out of 516 metro neighborhoods, placing it in the top quartile locally. Amenity access is a clear strength, with parks (98th percentile nationally), cafes and pharmacies (mid-90s), and restaurants and groceries (upper-80s) supporting day-to-day convenience and renter retention. Average school ratings are among the strongest nationwide (ranked 1 of 516; 100th percentile), which often correlates with stable household demand.
Multifamily performance indicators are favorable at the neighborhood level: occupancy is elevated at 97.9% (89th percentile nationally), and the share of housing units that are renter-occupied is about 38%, suggesting a sizable tenant base alongside a significant ownership presence. In a high-cost ownership market (home values in the 97th percentile nationally), renters often remain in-place longer, which can support lease stability and pricing discipline for well-operated assets.
Within a 3-mile radius, demographics show relatively steady population, a modest increase in households over the past five years, and a projected expansion in households alongside smaller average household sizes. This combination typically enlarges the renter pool and supports occupancy. Household incomes are strong and rising, while neighborhood median contract rents have grown meaningfully over five years, indicating healthy demand but also the need for careful lease management to monitor affordability and retention.
The property’s 1972 vintage is slightly older than the neighborhood’s average construction year (1976). For investors, this points to routine capital planning and selective value-add or modernization opportunities to remain competitive against newer stock, especially given the area’s amenity depth and school strength.
Safety indicators are mixed when compared nationally. Overall crime metrics trend below the national median for safety (national percentiles in the 30s), which suggests investors should underwrite for prudent security, lighting, and common-area measures. At the same time, recent estimates show property offenses easing modestly year over year, while violent offense estimates increased, indicating a need for ongoing monitoring rather than block-level conclusions.
Contextually, this is a high-demand Orange County location with strong amenities and schools, factors that often support neighborhood stability over time. Still, investors should align operating practices with local patterns and consider resident communications and physical improvements that can reinforce on-site safety perceptions.
Nearby corporate offices provide a diversified employment base that supports renter demand and commuting convenience. The list below highlights proximate employers across packaging, telecom, auto parts distribution, industrial gases, defense, beverages, and healthcare administration.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (1.49 miles)
- Time Warner Business Class — telecommunications (3.65 miles)
- LKQ — auto parts distribution (6.16 miles)
- Airgas — industrial gases (8.72 miles)
- Raytheon Public Safety RTC — defense & training (8.75 miles)
- Coca-Cola Downey — beverages (9.35 miles)
- International Paper — packaging (9.61 miles)
- Molina Healthcare — healthcare administration (10.23 miles) — HQ
- Air Products & Chemicals — industrial gases (11.34 miles)
- United Technologies — diversified industrial (11.79 miles)
9701 Graham St is a 31-unit, 1972-vintage asset positioned in a top-quartile Orange County neighborhood with strong amenities and school quality. Neighborhood occupancy remains high and the share of renter-occupied housing supports a durable tenant base, while elevated home values indicate a high-cost ownership market that can sustain multifamily demand and lease retention. Within a 3-mile radius, households have grown and are projected to expand further as average household size trends lower, a setup that typically enlarges the renter pool and supports occupancy stability. Based on CRE market data from WDSuite, rent growth has been solid at the neighborhood level, reinforcing the case for disciplined revenue management.
Given its older vintage relative to nearby stock, the property presents potential for targeted value-add and systems modernization to enhance competitive positioning against newer product. Investors should also underwrite prudent operating reserves and security measures, as national-comparison safety metrics are mixed, and manage affordability to protect retention as incomes and rents continue to evolve.
- Top-quartile neighborhood with exceptional amenities and school quality supporting demand
- High neighborhood occupancy and sizable renter-occupied share underpin leasing stability
- High-cost ownership market supports multifamily demand and potential pricing power
- 1972 vintage offers value-add and modernization opportunities to stay competitive
- Risks: mixed safety trends and affordability management require disciplined operations