| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 72nd | Good |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4561 Heil Ave, Huntington Beach, CA, 92649, US |
| Region / Metro | Huntington Beach |
| Year of Construction | 1973 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4561 Heil Ave Huntington Beach Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to CRE market data from WDSuite. Investors evaluating North Huntington Beach will find stability underpinned by a strong renter base and access to daily-needs retail.
The property sits in Huntington Beach Urban Core within the Anaheim Santa Ana Irvine metro, where neighborhood occupancy is in the top quartile nationally and above the metro median among 516 neighborhoods. That level of stability helps support income consistency and lowers lease-up risk when units turn.
Renter-occupied housing accounts for roughly half of neighborhood units (about 51%), indicating a deep tenant base for multifamily. For investors, this renter concentration supports ongoing leasing velocity and renewal potential, particularly for well-managed assets.
Day-to-day amenities are a strength: grocery and restaurant density are competitive among Anaheim Santa Ana Irvine neighborhoods and each sits in the 97th percentile nationally. Average school ratings are also strong (around 4.0 out of 5 and in the 84th percentile nationally), which can aid family retention and reduce turnover over time.
Median contract rents benchmark near the top of U.S. neighborhoods (97th percentile), while rent-to-income runs comparatively lean locally, suggesting manageable affordability pressure and room for disciplined rent management. Within a 3-mile radius, household counts have been steady and are projected to expand meaningfully alongside smaller average household sizes, which typically adds depth to the renter pool and supports occupancy.
Safety indicators are competitive among Anaheim Santa Ana Irvine neighborhoods (202 out of 516) and sit modestly above the national midpoint overall (55th percentile). Property offense metrics compare favorably at the national level (94th percentile, safer than most areas), while violent offense levels are stronger than the U.S. norm (71st percentile).
Recent trends are mixed: property offenses have eased year over year, but violent offense change has been unfavorable. Investors should incorporate standard security, lighting, and tenant-engagement measures and monitor local trendlines rather than relying on block-level assumptions.
Proximity to regional employers supports workforce housing demand and commute convenience for residents. Notable employers within a ~13-mile radius include International Paper, Molina Healthcare, Time Warner Business Class, First American Financial, and Xerox.
- INTERNATIONAL PAPER Cypress Retail Packaging packaging & logistics (5.6 miles)
- Molina Healthcare healthcare services (9.2 miles) HQ
- Time Warner Business Class telecommunications (10.2 miles)
- First American Financial title & financial services (11.0 miles) HQ
- Xerox business services (12.1 miles)
This 27-unit Huntington Beach asset benefits from neighborhood occupancy that ranks in the top quartile nationally and above the metro median, supporting cash flow stability. A roughly half renter-occupied housing base at the neighborhood level signals depth in tenant demand, while high grocery and restaurant access strengthens livability and retention. Elevated ownership costs (home values and value-to-income near the upper national percentiles) tend to reinforce reliance on multifamily, and rent-to-income appears comparatively moderate locally all of which supports prudent pricing power, based on CRE market data from WDSuite.
Within a 3-mile radius, households are projected to increase meaningfully over the next five years, with smaller average household sizes conditions that typically expand the renter pool and support occupancy durability. Average school quality and proximity to major employment nodes further bolster leasing fundamentals for well-managed mid-size properties.
- Neighborhood occupancy above metro median and top quartile nationally supports income stability.
- Renter-occupied share near half of units indicates a deep tenant base for sustained leasing.
- Strong daily-needs retail and solid school ratings underpin retention and renewal potential.
- High ownership costs and moderate rent-to-income locally support disciplined rent growth and occupancy.
- Risks: mixed safety trendlines and limited park/cafe/pharmacy density warrant active management and amenity planning.