| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 77th | Good |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16901 Sims Ln, Huntington Beach, CA, 92649, US |
| Region / Metro | Huntington Beach |
| Year of Construction | 1973 |
| Units | 24 |
| Transaction Date | 2000-05-05 |
| Transaction Price | $520,000 |
| Buyer | STEPHENS JEFFREY W |
| Seller | KOSEFF INVESTMENTS LLC |
16901 Sims Ln Huntington Beach Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, supporting stable leasing performance for well-managed assets in this pocket of Huntington Beach.
The immediate neighborhood clocks a B+ rating and ranks 191 out of 516 within the Anaheim–Santa Ana–Irvine metro, making it competitive among metro neighborhoods. Parks and daily services are accessible, with parks density in the top national percentiles and pharmacies likewise strong, while cafes and grocery options within the neighborhood core are thinner, suggesting residents rely on nearby corridors for retail needs.
Rents in the neighborhood sit at a high level (median contract rent around $2,385 with strong five‑year growth), and neighborhood occupancy is elevated at roughly 98% — a position in the top quartile among 516 metro neighborhoods. These conditions typically support pricing power and steady lease-up for quality units, though they also warrant attentive lease management to monitor affordability pressure as rents outpace some household budgets.
The property’s 1973 vintage is slightly older than the neighborhood’s average construction year (1977). For investors, this points to potential capital planning around building systems and an avenue for value‑add upgrades to stay competitive with newer stock while capturing in-place demand.
Tenure dynamics and demographics show depth for rentals but with submarket nuance. At the neighborhood level, renter-occupied housing units represent a high share, indicating a sizable tenant base for multifamily. Within a 3‑mile radius, the renter share is lower as ownership rises, incomes are relatively high and growing, and the median rent trends upward (current median near $2,564 with a published forecast to increase). Even as the 3‑mile population edges down slightly, households are projected to increase and average household size to decline — a pattern that can expand the renter pool and support occupancy stability for well-positioned assets.
Safety indicators are comparatively favorable versus many areas in the region. The neighborhood’s crime profile ranks 168 out of 516 metro neighborhoods, placing it competitive among Anaheim–Santa Ana–Irvine neighborhoods and above the national midline by percentile. Nationally benchmarked estimates indicate stronger positioning on violent and property safety measures than many neighborhoods across the country.
Recent trend data shows estimated violent incidents tracking at a higher national safety percentile, while property offenses also benchmark favorably; however, year‑over‑year change in estimated property offenses has moved up, warranting routine monitoring. For investors, the takeaway is a generally solid comparative safety backdrop with an eye on near‑term fluctuations rather than a structural shift.
Nearby corporate employers contribute to a diversified white‑collar employment base and commute convenience, supporting leasing and retention for workforce and professional renters. Notable employers within a roughly 6–12 mile radius include International Paper, Molina Healthcare, Time Warner Business Class, First American Financial, and Pacific Life.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (6.0 miles)
- Molina Healthcare — healthcare administration (9.4 miles) — HQ
- Time Warner Business Class — telecommunications services (10.6 miles)
- First American Financial — title & financial services (10.9 miles) — HQ
- Pacific Life — insurance (11.9 miles) — HQ
This 24‑unit 1973 asset sits in a Huntington Beach neighborhood with high occupancy and demonstrated rent growth, indicating durable renter demand and steady lease-up for updated product. Based on CRE market data from WDSuite, the neighborhood’s occupancy performance sits among the stronger cohorts in the metro, while parks and service access compare well nationally — supportive of livability that helps underpin retention. The asset’s slightly older vintage suggests clear value‑add pathways through interior upgrades and system modernization to compete effectively against newer stock.
Within a 3‑mile radius, incomes are elevated and rising, median rents are projected to grow, and household counts are expected to increase even as population trends modestly down — a mix that can expand the effective renter pool and support occupancy stability. Investors should balance these strengths with prudent attention to affordability management and monitoring recent property‑crime fluctuations.
- High neighborhood occupancy and strong rent trajectory support stable leasing
- 1973 vintage offers value‑add potential via unit renovations and system updates
- Parks and service access compare well nationally, aiding retention
- 3‑mile area shows rising incomes and more households, reinforcing renter demand
- Risk: elevated rent levels and recent property‑crime fluctuations warrant active management