| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 49th | Poor |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 110 S Balcom Ave, Fullerton, CA, 92832, US |
| Region / Metro | Fullerton |
| Year of Construction | 1973 |
| Units | 49 |
| Transaction Date | 2006-12-04 |
| Transaction Price | $7,300,000 |
| Buyer | BALCOM PARK APARTMENT CO LP |
| Seller | BALCOM PARK LLC |
110 S Balcom Ave Fullerton Multifamily Opportunity
Neighborhood occupancy remains stable and renter demand is deep, according to WDSuite's CRE market data, supporting consistent income potential in an Urban Core location. This submarket's balance of amenities and employment access underpins leasing resilience relative to broader metro trends.
The property sits in Fullerton's Urban Core, rated B and ranked 215 of 516 neighborhoods in the Anaheim–Santa Ana–Irvine metro—placing it above the metro median. For multifamily investors, this positioning signals solid fundamentals without stretching into premium pricing tiers.
Amenity access is a local strength: restaurants and pharmacies are in the top national percentiles, with cafes and grocery options also strong. Parks are readily available for an urban setting. While childcare density is limited, daily-needs retail and services help support renter convenience and lease retention.
Renter-occupied share in the neighborhood is 51.8% (rank 138 of 516), which is competitive among Anaheim–Santa Ana–Irvine neighborhoods and indicates a sizable tenant base for a 49-unit asset. Neighborhood occupancy is 95.5% (74th percentile nationally), suggesting demand stability and generally limited vacancy friction in nearby stock.
Within a 3-mile radius, the population grew modestly over the last five years while households increased more noticeably, pointing to smaller household sizes and a broader leasing pool. Forecasts show households continuing to rise even if population softens, which can expand the tenant base and support occupancy. Median home values sit high for the area and rank in the upper national percentiles; in practice, this high-cost ownership market tends to reinforce reliance on multifamily rentals and can support pricing power when managed carefully.
The asset's 1973 vintage is newer than the neighborhood's average construction year (1964). That relative age can be competitive versus older stock, though a targeted modernization plan for interiors, common areas, and building systems can further sharpen positioning against newer Class B/B+ comparables.
Safety indicators for the immediate neighborhood trend below national averages and place the area in the lower tier locally (crime rank 465 out of 516 metro neighborhoods). Nationally, the neighborhood sits in lower safety percentiles, so prudent operators typically budget for standard security measures, lighting, and access controls to support tenant retention.
For investors, the key takeaway is comparative rather than absolute: conditions are weaker than many Orange County neighborhoods, and monitoring local trends and property-level measures can help manage risk without over-relying on block-level precision.
Nearby corporate nodes provide a diverse employment base that supports renter demand and commute convenience, including roles in aerospace/industrial, auto parts distribution, packaging, telecom, and title/financial services listed below.
- United Technologies — aerospace/industrial offices (4.2 miles)
- LKQ — auto parts distribution (7.8 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging & paper (7.9 miles)
- Time Warner Business Class — telecom/business services (8.4 miles)
- First American Financial — title & financial services (12.0 miles) — HQ
110 S Balcom Ave offers exposure to an Urban Core pocket of Orange County where neighborhood occupancy is strong and renter concentration is competitive at the metro level. High home values and a value-to-income ratio near the upper national percentiles point to a high-cost ownership market, which tends to reinforce multifamily demand and can support pricing power with disciplined lease management. Based on commercial real estate analysis from WDSuite, rents and incomes in the area have trended upward, supporting the case for sustained tenant depth.
Built in 1973, the asset is newer than the local average vintage and can benefit from targeted renovations to further differentiate versus older stock. Within a 3-mile radius, households are projected to increase even if population growth moderates, expanding the renter pool and supporting occupancy stability for a 49-unit property. Operators should plan for standard security investments and watch affordability pressure (rent-to-income management) to protect retention.
- Stable neighborhood occupancy and competitive renter concentration support consistent leasing
- High-cost ownership market sustains rental demand and potential pricing power
- 1973 vintage presents value-add potential via targeted modernization
- 3-mile household growth expands the tenant base, aiding occupancy stability
- Risks: below-average safety metrics and potential affordability pressure require proactive management