| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 76th | Good |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9951 Holder St, Cypress, CA, 90630, US |
| Region / Metro | Cypress |
| Year of Construction | 1973 |
| Units | 25 |
| Transaction Date | 2010-12-20 |
| Transaction Price | $92,000 |
| Buyer | BROWN CRAIG S |
| Seller | WELCH BARBARA RISHER |
9951 Holder St, Cypress Multifamily Value-Add Opportunity
Neighborhood occupancy is in the high 90s, supporting stable tenancy, according to WDSuite’s CRE market data. Elevated ownership costs in this part of Orange County reinforce renter reliance on quality rentals in Cypress.
The property sits in an A+ rated neighborhood that ranks 17 out of 516 across the Anaheim–Santa Ana–Irvine metro, indicating competitive fundamentals among metro peers. Amenity access is a strength: parks, cafes, pharmacies, and restaurants benchmark in the upper national percentiles, and the average school rating is 5.0—top among 516 metro neighborhoods and top nationally—supporting family-friendly appeal and leasing durability.
From an operating standpoint, neighborhood occupancy is 97.9%, and the area’s net operating income per unit levels are competitive among Anaheim–Santa Ana–Irvine neighborhoods, which points to steady absorption and pricing resilience through cycles. Median contract rents in the immediate neighborhood sit near the high end for the region, while the rent-to-income ratio around 0.19 suggests manageable affordability pressure for many tenants—an advantage for retention and collections management.
Renter-occupied share in the neighborhood is roughly four in ten housing units, signaling a meaningful renter base to support multifamily demand without being saturated; this balance often benefits lease-up and renewal visibility. Elevated home values in Orange County create a high-cost ownership market, which tends to sustain rental demand and supports occupancy stability in well-maintained assets. These observations are based on commercial real estate analysis sourced from WDSuite’s data.
Within a 3-mile radius, recent years show a slight population dip alongside an increase in total households and a modest reduction in average household size—patterns that typically expand the renter pool and underpin demand for smaller formats. Forward-looking estimates indicate household growth and higher incomes over the next five years, which can support rent levels and incremental value creation for renovated units.
Safety indicators are mixed relative to national benchmarks. The neighborhood’s national safety percentiles for violent and property offenses sit below the midpoint, indicating comparatively higher incident rates than many U.S. neighborhoods, while metro context and strong local amenities may provide mitigating lifestyle factors.
Trend-wise, estimated property crime has ticked down year over year, while violent crime shows a recent uptick. These directional signals suggest investors should underwrite with prudent security and lighting plans and consider resident experience measures that support retention without overextending operating budgets.
Nearby employers span packaging, telecom, auto distribution, and defense-related offices, providing a diversified employment base that supports renter demand through commute convenience and industry mix. The list below highlights representative employers within a 10-mile band that are relevant to workforce housing in Cypress.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (1.16 miles)
- Time Warner Business Class — telecom services (4.21 miles)
- LKQ — auto parts distribution (6.46 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (9.37 miles)
- Airgas — industrial gases (9.52 miles)
Built in 1973, the asset is slightly older than the neighborhood average, creating clear value-add and capital planning angles—modernizing interiors, systems, and curb appeal can sharpen competitiveness against newer stock while leveraging high neighborhood occupancy and strong school ratings. Elevated ownership costs in this part of Orange County and a sizable renter base support durable demand, and within a 3-mile radius, household growth and higher projected incomes point to a larger tenant base over the medium term.
Based on CRE market data from WDSuite, neighborhood occupancy is strong and rent-to-income levels suggest moderate affordability pressure, aiding retention strategies. Investors should underwrite for typical 1970s-vintage CapEx and remain attentive to mixed safety trends, but the combination of amenity depth, school quality, and diversified nearby employment supports a long-term hold with renovation upside.
- High neighborhood occupancy and strong school quality support leasing stability
- 1973 vintage offers value-add potential through targeted renovations and systems upgrades
- Elevated home values in Orange County reinforce renter demand and pricing power
- Diversified nearby employers underpin workforce demand and retention
- Risks: aging asset CapEx and below-median national safety percentiles warrant prudent underwriting