| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 80th | Best |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18881 Valley Cir, Huntington Beach, CA, 92646, US |
| Region / Metro | Huntington Beach |
| Year of Construction | 1977 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
18881 Valley Cir Huntington Beach 24-Unit Multifamily Investment
Situated in a high-performing Huntington Beach neighborhood where occupancy is around the mid‑90s, this asset benefits from durable renter demand and strong local fundamentals, according to WDSuite’s CRE market data.
Positioned in the Anaheim–Santa Ana–Irvine metro, the surrounding neighborhood is rated A+ and ranks near the top among 516 metro neighborhoods, signaling strong location fundamentals for multifamily performance. Neighborhood occupancy is in the mid‑90s, supporting income stability even through cycles.
Daily‑needs access is a core strength: restaurant density sits in the 98th percentile nationally, grocery access is in the 95th percentile, and pharmacies in the 99th percentile. This amenity depth typically supports leasing velocity and retention for properties serving a broad renter base.
Ownership is a high‑cost proposition locally, with home values in the 96th percentile nationally and a value‑to‑income ratio in the 94th percentile. For investors, this high‑cost ownership market tends to sustain reliance on multifamily housing and can bolster pricing power. At the same time, rent burdens are comparatively manageable, with rent‑to‑income around 20% (below the national middle), which can aid renewal rates and limit turnover risk.
Tenure patterns indicate depth on the rental side: approximately half of housing units in the neighborhood are renter‑occupied, pointing to a broad tenant base and demand stability for a 24‑unit asset. Within a 3‑mile radius, WDSuite data shows recent population trends were roughly flat, while forecasts point to growth in households through mid‑decade; together with an upper‑income profile, this implies a larger tenant pool and support for occupancy and rent levels over time.
Vintage context matters: the property was built in 1977, modestly older than the neighborhood’s average stock (early 1980s). That age positioning can create value‑add potential through targeted renovations and system upgrades to remain competitive against newer comparables.
Safety indicators compare favorably overall. The neighborhood’s crime profile ranks better than the metro median among 516 Anaheim–Santa Ana–Irvine neighborhoods, and national comparisons place the area above average for safety. Violent‑offense indicators are in the higher (safer) national percentiles, which supports renter appeal and leasing stability.
Investors should also note near‑term variability: property‑offense measures have shown a recent year‑over‑year uptick even as overall positioning remains comparatively strong. Monitoring trend direction and on‑site security practices is prudent, but the broader safety standing still aligns with stable multifamily operations.
Nearby corporate anchors provide diverse, well‑paid employment within commuting distance, supporting renter demand and lease retention for workforce and professional tenants. Key employers include First American Financial, Pacific Life, International Paper, and Prudential.
- First American Financial Corporation — corporate offices (7.4 miles)
- First American Financial — corporate offices (7.4 miles) — HQ
- Pacific Life — insurance (7.9 miles) — HQ
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (8.1 miles)
- Prudential — financial services (8.4 miles)
The combination of a top‑tier Huntington Beach location, mid‑90s neighborhood occupancy, and deep amenities underpins steady cash‑flow potential for a 24‑unit asset. Elevated home values and a high value‑to‑income environment reinforce renter reliance on multifamily, while rent burdens near 20% suggest manageable affordability pressure that can support renewals and limit concessions. Based on commercial real estate analysis from WDSuite, the surrounding area’s national top‑percentile amenity access further supports leasing velocity and retention.
Built in 1977, the property is slightly older than the neighborhood average (early 1980s), which creates a clear path for value‑add through interior updates and building‑system optimization to sharpen competitive positioning. Balanced against these strengths, investors should plan for ongoing capital to address 1970s‑era components and monitor crime trend variability, even as overall safety benchmarks compare favorably.
- Top‑ranked Huntington Beach location with strong amenity access supporting leasing
- Mid‑90s neighborhood occupancy and ~50% renter‑occupied housing base support demand depth
- High‑cost ownership market reinforces rental demand and pricing power with manageable rent‑to‑income
- 1977 vintage offers value‑add potential via renovations and system upgrades
- Risks: capital needs for older systems and monitoring recent property‑offense trends