| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 77th | Good |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16641 Sims Ln, Huntington Beach, CA, 92649, US |
| Region / Metro | Huntington Beach |
| Year of Construction | 1975 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16641 Sims Ln Huntington Beach Multifamily Opportunity
Neighborhood occupancy around 98% and a high renter concentration point to durable leasing, based on CRE market data from WDSuite.
The property sits in an Urban Core pocket of Huntington Beach that is competitive among 516 Anaheim–Santa Ana–Irvine metro neighborhoods (B+ rating). Neighborhood occupancy is approximately 98%, signaling tight supply and historically steady absorption at the neighborhood level rather than the property specifically, according to WDSuite s CRE market data.
Renter demand is supported by a large renter-occupied housing base in the immediate neighborhood and a sizable professional demographic. Within a 3-mile radius, household incomes skew higher than typical U.S. areas, and rent-to-income levels around the neighborhood imply manageable affordability pressure for tenants, which can aid renewal rates and reduce turnover risk.
Livability signals are mixed but investable. The area scores in the top percentiles nationally for parks and pharmacy access, and restaurant density is comparatively strong, while cafes and grocery options are lighter in the immediate vicinity. Median home values in the neighborhood are elevated versus national norms, which tends to reinforce reliance on multifamily rentals and can support pricing power and lease retention.
Vintage matters for capital planning. Built in 1975, the asset is slightly older than the neighborhood s average stock (late-1970s). Investors should underwrite near- to mid-term systems updates and common-area refreshes; conversely, value-add interior upgrades can position the property competitively against older comparables.
Demand outlook: Demographic statistics aggregated within a 3-mile radius indicate relatively stable population but a shift toward smaller households over the next several years, which can expand the renter pool and support occupancy stability even if population growth moderates. Neighborhood median asking rents benchmark high versus national levels, aligning with the area s income profile and signaling depth for quality units.
Safety indicators are comparatively favorable for violent offenses and more mixed for property offenses. The neighborhood s overall crime position is modestly above national averages, and within the metro it ranks 168 out of 516 neighborhoods, indicating a midpack standing.
Violent offense risk trends on the favorable side (top quartile nationally), while property offenses have shown a recent uptick, warranting prudent security and asset management measures. Investors should evaluate recent, neighborhood-level trends rather than block-level assumptions and consider standard loss-prevention practices common to dense urban Orange County locations.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience for residents, including packaging, healthcare, telecommunications, financial services, and insurance.
- INTERNATIONAL PAPER Cypress Retail Packaging packaging (5.8 miles)
- Molina Healthcare healthcare services (9.3 miles) HQ
- Time Warner Business Class telecommunications (10.3 miles)
- First American Financial title & financial services (10.9 miles) HQ
- Pacific Life insurance (12.1 miles) HQ
This 54-unit Huntington Beach asset combines tight neighborhood occupancy, a sizable renter base, and elevated income profiles that support durable rent rolls. Built in 1975, it may benefit from targeted capital improvements and interior upgrades, creating value-add potential against older nearby stock while maintaining competitive positioning. According to CRE market data from WDSuite, neighborhood rents benchmark high versus national levels and occupancy remains strong, underscoring depth of demand.
Forward-looking fundamentals are anchored by stable 3-mile radius demographics, with a shift toward smaller households that can expand the tenant base even as population growth levels out. Elevated home values in the neighborhood reinforce reliance on multifamily housing, supporting leasing stability and pricing power when paired with disciplined asset and lease management.
- Tight neighborhood occupancy and high renter concentration support cash flow durability
- 1975 vintage offers value-add and modernization upside versus older comps
- Elevated neighborhood incomes and home values bolster demand for quality rentals
- 3-mile radius trends toward smaller households can enlarge the renter pool
- Risks: recent property offense uptick and lighter immediate retail require prudent security and resident-experience planning