| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 53rd | Fair |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1520 Estate Dr, La Habra, CA, 90631, US |
| Region / Metro | La Habra |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2003-05-13 |
| Transaction Price | $675,000 |
| Buyer | HUDSON CARL T |
| Seller | CAREY SEAN |
1520 Estate Dr, La Habra Multifamily Investment
Neighborhood occupancy has remained resilient and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. For investors, that combination points to stable leasing with room for measured value-add execution.
Set within La Habra’s Urban Core, the neighborhood rates C- and sits below the metro median overall (ranked 429 among 516 Anaheim–Santa Ana–Irvine neighborhoods). Even so, multifamily fundamentals are comparatively durable: neighborhood occupancy is strong (competitive among Anaheim–Santa Ana–Irvine neighborhoods and top quartile nationally), which supports cash flow stability for well-managed assets.
Local amenity access is mixed. Restaurants and grocery options are dense by regional standards (both well above national norms), which helps with day-to-day convenience and renter retention. However, on-block access to parks, cafes, childcare, and pharmacies is limited within the neighborhood cluster, so the immediate street grid may feel more residential and auto-oriented.
Housing dynamics are favorable for rental demand. The share of renter-occupied housing units is about two-fifths, indicating a meaningful tenant base without being oversupplied; combined with an above-metro housing score, this tends to support steady absorption. Elevated home values relative to incomes in the area suggest ownership is costly, which typically sustains reliance on multifamily rentals and can aid lease retention.
Schools in the surrounding area average roughly mid-tier (above the national median), adding to family-oriented appeal for certain renter cohorts. The asset’s 1972 vintage is slightly older than the neighborhood average (1975), which points to potential capital planning and value-add opportunities—modernizing interiors and systems to compete with newer stock while targeting durable, needs-based demand.
Within a 3-mile radius, demographics show recent increases in households with further growth forecast, alongside shrinking average household size. For investors, that implies a larger tenant base and more renters entering the market over time, which can support occupancy stability and leasing velocity.
Comparable crime data at the neighborhood level is not available in this dataset. Investors evaluating 1520 Estate Dr should pair regional context with on-the-ground diligence—review recent police blotters, speak with property management, and verify trends across adjacent La Habra blocks to understand safety perceptions and their impact on leasing and retention.
Proximity to established corporate offices supports a steady commuter renter base and helps retention through shorter drive times. Nearby employers include United Technologies, LKQ, International Paper, Time Warner Business Class, and Edison International.
- United Technologies — corporate offices (4.2 miles)
- LKQ — corporate offices (6.6 miles)
- International Paper — corporate offices (8.4 miles)
- Time Warner Business Class — corporate offices (8.7 miles)
- Edison International — corporate offices (12.1 miles) — HQ
This 1972, 24-unit multifamily property benefits from a neighborhood with historically strong occupancy and a renter concentration near two-fifths of housing units—conditions that typically underpin stable collections and leasing. Elevated ownership costs in North Orange County reinforce reliance on rentals, while restaurant and grocery density provide everyday convenience for residents. According to CRE market data from WDSuite, the neighborhood’s occupancy performance is competitive within the metro and in the top quartile nationally, supporting an income-focused thesis with measured value-add potential given the asset’s older vintage.
Within a 3-mile radius, households have grown with further increases forecast and average household size trending lower—signals of a broadening tenant base and potential renter pool expansion. While the immediate neighborhood’s limited park, cafe, and childcare presence may require residents to travel for certain amenities, the broader area’s employment access and high-cost ownership landscape can aid retention and pricing discipline with prudent lease management.
- Strong neighborhood occupancy supports cash flow stability
- High-cost ownership market reinforces multifamily demand and retention
- 1972 vintage offers value-add potential through modernization
- 3-mile household growth and smaller household sizes expand the renter base
- Risks: older systems may require capex; limited on-block amenities warrant positioning and management focus