| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 41st | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 311 S Monte Vista St, La Habra, CA, 90631, US |
| Region / Metro | La Habra |
| Year of Construction | 1976 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
311 S Monte Vista St La Habra Multifamily Investment
Neighborhood data point to strong occupancy and a sizable renter-occupied housing base, supporting durable leasing for a 38-unit asset according to WDSuite’s CRE market data; these metrics reflect neighborhood conditions, not the property.
Neighborhood fundamentals
Located in La Habra within the Anaheim–Santa Ana–Irvine metro, the surrounding neighborhood carries a B rating and ranks above the metro median (238 of 516 neighborhoods). Local amenity access trends favorable for renters: restaurants and cafes are competitive nationally, parks are in the top quartile, and childcare density is among the strongest nationwide. Grocery options track above average, while pharmacy access is limited within the immediate area.
Renter demand indicators are constructive for multifamily investors. Neighborhood occupancy is high and among the stronger readings nationally, and roughly six in ten housing units are renter-occupied — a renter concentration that suggests a deep tenant base and supports leasing stability. Median contract rents in the area have risen over the past five years, while a lower rent-to-income profile points to manageable affordability pressure that can aid renewal retention.
Within a 3-mile radius, households have grown modestly even as average household size edged lower — a pattern that generally expands the renter pool over time. Forward-looking projections indicate additional increases in households alongside smaller household sizes, which can support absorption and occupancy for well-positioned properties. Income levels in the 3-mile area have trended higher, reinforcing capacity for market-rate rents.
Ownership costs in this part of Orange County are elevated relative to national norms, with home values and value-to-income ratios in high national percentiles. In investor terms, a high-cost ownership market tends to sustain reliance on rental housing, supporting depth of demand and pricing power for competitive assets.
Vintage context: the neighborhood’s average construction year is late-1970s. A 1976-vintage asset can benefit from targeted modernization to remain competitive versus older stock and to capture value-add upside through interior and systems upgrades.
Safety context
Compared with neighborhoods nationwide, this area sits in the top quartile for safety based on violent and property offense benchmarks, according to WDSuite. Within the Anaheim–Santa Ana–Irvine metro’s 516 neighborhoods, crime ranks indicate the area performs better at the national scale than it does against nearby peers, so investors should underwrite property-level security and operating practices accordingly.
Recent trends are constructive: property offense rates show a marked year-over-year improvement while violent offense measures have been generally stable. Use this as directional context rather than a block-level assessment, and supplement with property-specific history and insurer guidance during diligence.
Proximity to diversified employers supports a steady renter base and commute convenience, with nearby roles in auto parts distribution, aerospace, packaging, telecommunications, and public safety operations.
- LKQ — automotive parts distribution (5.1 miles)
- United Technologies — aerospace & industrial offices (5.5 miles)
- International Paper — packaging (7.0 miles)
- Time Warner Business Class — telecommunications (7.4 miles)
- Raytheon Public Safety RTC — defense & public safety offices (9.3 miles)
311 S Monte Vista St is a 38-unit, 1976-vintage asset positioned in a renter-heavy La Habra neighborhood where occupancy runs strong and amenity access is competitive nationally. Elevated ownership costs in this part of Orange County help sustain multifamily demand, while a lower rent-to-income profile supports lease retention and measured pricing power, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, households have inched higher and are projected to expand further as average household size trends lower — dynamics that typically broaden the renter pool and support occupancy stability. Given its older vintage, a focused capital plan around interiors and building systems offers value-add potential relative to newer competitive stock.
- Strong neighborhood occupancy and high renter-occupied share support durable leasing
- High-cost ownership market reinforces depth of rental demand and pricing power
- 1976 vintage presents value-add opportunity via targeted modernization and systems upgrades
- Risks: metro-relative crime positioning and limited nearby pharmacy options warrant underwriting for security and convenience