| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 77th | Good |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16884 Sims Ln, Huntington Beach, CA, 92649, US |
| Region / Metro | Huntington Beach |
| Year of Construction | 1975 |
| Units | 21 |
| Transaction Date | 2003-09-17 |
| Transaction Price | $4,075,000 |
| Buyer | GALITZEN DONALD |
| Seller | JONES DAVID STEVEN |
16884 Sims Ln Huntington Beach Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy stability, according to WDSuite’s CRE market data, with pricing power supported by a high-cost ownership market in coastal Orange County.
Positioned in Huntington Beach’s Urban Core, the property benefits from neighborhood occupancy that ranks in the more competitive tier among 516 Anaheim–Santa Ana–Irvine metro neighborhoods and sits in the top decile nationally. This supports steady leasing and lower downtime relative to many peer submarkets.
Local amenity access is mixed overall, but certain convenience categories are standouts: pharmacies and parks benchmark near the top of national comparisons (both top quartile nationally), while restaurant density sits above the metro median. Cafes, childcare, and grocery options are thinner within the immediate neighborhood footprint, which is a consideration for resident convenience but not necessarily a drag on core rental demand given broader coastal access.
Renter demand drivers compare favorably: neighborhood rents benchmark high versus national norms (reflecting coastal Orange County positioning), and median home values are elevated, which tends to sustain reliance on multifamily rentals and support retention. The local rent-to-income profile indicates comparatively lighter affordability pressure than many U.S. neighborhoods, a positive for collections and renewal strategies.
Demographic statistics aggregated within a 3-mile radius show largely stable population with projections indicating an increase in households alongside smaller average household sizes over the next five years. For investors, that combination typically expands the renter pool and helps support occupancy stability even if total population growth moderates.
Asset vintage and positioning: Built in 1975, the property is slightly older than the neighborhood’s average construction year. That typically calls for targeted capital planning and presents value-add or modernization opportunities to enhance competitiveness versus newer stock while capturing demand supported by coastal location fundamentals.
Safety indicators are comparatively favorable in a national context. Overall crime benchmarks modestly better than the U.S. average (nationally above-median safety), with violent offense rates comparing in the stronger tiers nationally. Within the Anaheim–Santa Ana–Irvine metro, the neighborhood places competitively among 516 neighborhoods rather than at the extremes.
Recent data also signals a one-year uptick in property offenses. Investors may want to account for standard security measures and resident communication, while noting that the broader violent offense trend is comparatively stronger. As always, block-level conditions can vary, so underwriting should consider property-specific history alongside neighborhood trends.
Proximity to a diversified employment base underpins renter demand and commute convenience, led by packaging, healthcare, telecom, financial services, and insurance employers listed below.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (6.0 miles)
- Molina Healthcare — healthcare services (9.4 miles) — HQ
- Time Warner Business Class — telecom & business services (10.6 miles)
- First American Financial — title & financial services (10.9 miles) — HQ
- Pacific Life — insurance (11.9 miles) — HQ
16884 Sims Ln offers investors exposure to coastal Orange County fundamentals with evidence of stable renter demand and occupancy that ranks competitively within the metro and strong in national comparisons. Elevated for-sale housing costs in the neighborhood support multifamily reliance and renewal potential, while the local rent-to-income profile suggests manageable affordability pressure for many tenants. According to CRE market data from WDSuite, restaurant density is above the metro median and pharmacies/parks benchmark near the top nationally, aiding day-to-day livability.
The 1975 vintage implies targeted capex or value-add potential to keep the asset competitive against newer supply, which can unlock rent and retention upside in a market where household counts are projected to rise alongside smaller household sizes within a 3-mile radius. Key risks include a recent uptick in property offenses and a mixed amenity mix for certain categories, both manageable with proactive operations and positioning.
- Competitive neighborhood occupancy trends support leasing stability
- High-cost ownership market reinforces depth of renter demand and renewals
- 1975 vintage offers value-add and modernization pathways for NOI growth
- 3-mile outlook shows more households and smaller sizes, expanding the renter pool
- Monitor property crime uptick and uneven amenity mix as manageable operational risks