| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 69th | Fair |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9802 Bloomfield Ave, Cypress, CA, 90630, US |
| Region / Metro | Cypress |
| Year of Construction | 1972 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9802 Bloomfield Ave Cypress Multifamily Investment
This 72-unit property serves a neighborhood with 95.0% occupancy and median household incomes of $146,143, supported by strong educational infrastructure and elevated home values that sustain rental demand. According to CRE market data from WDSuite, the area ranks in the top quartile nationally for NOI per unit, reflecting favorable operating fundamentals in the Anaheim-Santa Ana-Irvine metro.
Built in 1972, this property predates the neighborhood average construction year of 1974, positioning it within a cohesive vintage cluster that may offer value-add renovation upside or capital planning considerations typical of early-1970s stock. The immediate area ranks 210th among 516 neighborhoods in the Anaheim-Santa Ana-Irvine metro, earning a B rating with strong fundamentals across housing, demographics, and amenities.
Neighborhood-level occupancy stands at 95.0%, above the metro median and reflecting stable absorption dynamics. Median contract rent has reached $2,437, placing the area in the 96th percentile nationally and indicating robust pricing power. Rent growth over the past five years totaled 25.7%, while household incomes climbed 56.5% over the same period, supporting affordability and lease retention. The rent-to-income ratio of 0.20 ranks in the 28th percentile nationally, signaling favorable affordability conditions that reduce retention risk and support occupancy stability.
Within a 3-mile radius, demographic statistics show a population of approximately 164,000, with household counts rising 2.2% over five years. The area's median household income of $123,082 and elevated home values (median $795,905, 95th percentile nationally) limit accessibility to ownership, reinforcing reliance on rental housing. Renter-occupied units represent 31.3% of housing tenure within the 3-mile radius, reflecting a stable tenant base. Forward-looking projections anticipate median household income reaching $167,610 by 2028 and renter-occupied unit counts expanding to 11.6%, supporting multifamily demand over the investment horizon.
The neighborhood's amenity density ranks in the 60th percentile nationally. Grocers are present at 3.76 per square mile (93rd percentile nationally), and childcare facilities reach 1.25 per square mile (86th percentile nationally), enhancing tenant appeal. School ratings average 4.33 out of 5, ranking 99th among metro neighborhoods and in the 93rd percentile nationally—a factor that strengthens family-oriented demand and lease-up velocity. The area's 26.7% renter concentration (62nd percentile nationally) and above-average household size of 3.5 further underscore family-oriented tenant profiles.
The neighborhood's property offense rate stands at 551 incidents per 100,000 residents, ranking 246th among 516 metro neighborhoods and placing it in the 35th percentile nationally—moderately below the national median for property crime. Violent offense rates are estimated at 52 per 100,000 residents, ranking 229th in the metro (42nd percentile nationally), indicating competitive safety conditions relative to other urban core neighborhoods in the region.
Year-over-year trends show improvement: property offenses declined 20.6% (64th percentile nationally for rate of change), and violent offenses fell 45.8% (84th percentile nationally for rate of change). These directional improvements support tenant retention and leasing stability, particularly for family-oriented renters drawn to the area's school quality and amenity access. Investors should continue monitoring crime trends as part of ongoing asset management and tenant communication strategies.
The Cypress submarket benefits from proximity to diversified corporate offices and industrial anchors that support workforce housing demand. Nearby employers include packaging, telecommunications, and healthcare operations within commutable distance.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging & industrial (2.5 miles)
- Time Warner Business Class — telecommunications (3.5 miles)
- LKQ — automotive parts distribution (6.4 miles)
- Molina Healthcare — healthcare services (8.8 miles) — HQ
- Coca-Cola Downey — beverage distribution (8.7 miles)
This 72-unit property in Cypress offers stable occupancy fundamentals and strong income demographics in a market where elevated ownership costs sustain rental demand. Neighborhood-level occupancy of 95.0% ranks above the metro median, and median rents of $2,437 place the area in the 96th percentile nationally, reflecting pricing power supported by household income growth of 56.5% over five years. The rent-to-income ratio of 0.20 indicates favorable affordability, reducing retention risk and supporting lease renewals. Within a 3-mile radius, household counts have expanded 2.2% over five years, and projections anticipate continued growth in renter-occupied units, reinforcing multifamily demand through 2028.
The property's 1972 vintage aligns closely with the neighborhood average and may present value-add renovation opportunities to capture upside in a market with strong fundamentals. Home values at a median of $795,905 (95th percentile nationally) limit accessibility to ownership, contributing to reliance on rental housing and supporting tenant retention. Top-quartile school ratings (4.33 average, 93rd percentile nationally) and above-average amenity density enhance tenant appeal, particularly among family-oriented renters. Crime trends show year-over-year declines in both property and violent offenses, further supporting leasing stability. Investors should weigh capital expenditure planning for the vintage against the area's robust income growth and occupancy fundamentals.
- Neighborhood occupancy of 95.0% above metro median, supported by strong rent-to-income affordability
- Median household income of $146,143 (93rd percentile nationally) with 56.5% five-year growth reinforcing pricing power
- Elevated home values (95th percentile nationally) sustain rental demand and tenant retention
- Top-tier school ratings (93rd percentile nationally) and strong amenity density support family-oriented leasing
- 1972 vintage may require capital planning; investors should assess deferred maintenance and value-add potential