| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 74th | Good |
| Amenities | 28th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3701 Parkview Ln, Irvine, CA, 92612, US |
| Region / Metro | Irvine |
| Year of Construction | 1972 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3701 Parkview Ln Irvine Multifamily Investment Opportunity
Neighborhood occupancy has been resilient with a deep renter base, supporting durable leasing for this 100-unit, 1972 asset, according to WDSuite’s CRE market data.
Situated in Irvine’s Urban Core, the property benefits from neighborhood occupancy trending in the mid-90s and above the national median (75th percentile), which typically supports steadier cash flows through cycles. The submarket-level renter concentration is high, with 72.3% of housing units renter-occupied (98th percentile nationally), indicating a broad tenant pool for multifamily housing rather than ownership alternatives.
Amenity access in the immediate neighborhood is mixed: grocery and childcare availability rank well (both in the upper national percentiles), while café, restaurant, park, and pharmacy densities are limited within the neighborhood footprint. For investors, this points to everyday convenience for residents’ essentials, with some lifestyle destinations likely accessed in adjacent Irvine districts.
Within a 3-mile radius, population and households have expanded over the past five years, with additional gains forecast through 2028. This broader-area growth, combined with a sizeable share of renter households and rising household incomes, suggests a larger tenant base and supports occupancy stability for well-managed properties.
Home values in the neighborhood sit near the top of national comparisons (96th percentile) and the value-to-income ratio is also elevated (99th percentile). In practice, this high-cost ownership environment tends to reinforce reliance on multifamily rentals and can sustain pricing power, though lease management should account for affordability pressure as rents trend well above national levels.
The asset’s 1972 construction predates much of today’s competitive stock. For investors, that vintage typically necessitates thoughtful capital planning for systems and interiors, while offering potential value-add and modernization upside relative to newer product in the metro.
Safety indicators for the neighborhood are mixed compared with national and metro benchmarks. Overall crime performance sits below the national median (around the 37th percentile), and the area ranks in the lower half among 516 Anaheim–Santa Ana–Irvine neighborhoods, signaling that safety outcomes trail many peer locations in the metro.
Property crime has improved recently (estimated rates decreased year over year, a trend that is competitive nationally), while violent offense metrics remain weaker versus national norms. For investors, the takeaway is to underwrite prudent security and lighting measures and to monitor trendlines, as improvement momentum in property offenses is encouraging but should be weighed against variability in violent crime.
Proximity to major office employment helps deepen the renter pool and reduce commute frictions, supporting leasing stability. Nearby anchors include data storage, software, and financial services, as well as title insurance and life insurance headquarters.
- Western Digital — data storage (0.6 miles) — HQ
- Microsoft Technology Center — software/tech hub (0.7 miles)
- Prudential — financial services (0.8 miles)
- First American Financial — title insurance (2.8 miles) — HQ
- Pacific Life — life insurance (4.5 miles) — HQ
This 1972, 100-unit community sits in a high-renter neighborhood where occupancy is above the national median and supported by a strong employment base nearby. Elevated home values and a high value-to-income ratio suggest many households remain reliant on multifamily rentals, helping sustain demand, while a growing 3-mile population and household count point to a larger tenant base over the next cycle.
According to commercial real estate analysis sourced from WDSuite, neighborhood-level rents benchmark well above national levels and renter-occupied share is substantial, underpinning pricing power for renovated product. Investors should plan for ongoing capital needs tied to vintage while leveraging proximity to corporate anchors to support retention and leasing velocity.
- High renter concentration and above-median neighborhood occupancy support demand depth and leasing stability.
- Elevated home values and ownership costs reinforce reliance on multifamily housing, aiding pricing power.
- 3-mile population and household growth expand the tenant base and support future occupancy.
- Proximity to major employers (tech and financial services) supports retention and reduces commute friction.
- Risks: affordability pressure (high rent-to-income) and mixed safety metrics warrant disciplined lease and security management.