| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 53rd | Fair |
| Amenities | 57th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5400 Orangethorpe Ave, La Palma, CA, 90623, US |
| Region / Metro | La Palma |
| Year of Construction | 1972 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5400 Orangethorpe Ave, La Palma Multifamily Investment
Neighborhood occupancy is among the strongest in the Anaheim–Santa Ana–Irvine metro, supporting income durability; according to WDSuite’s CRE market data, elevated ownership costs in Orange County reinforce steady renter demand for well-located assets.
Located in a suburban pocket of La Palma (Orange County), the neighborhood posts top-of-metro occupancy performance — ranked 1 out of 516 metro neighborhoods — indicating strong absorption and limited downtime at the neighborhood level, not the property. Relative to national benchmarks, this places the area in the top quartile nationally for occupancy stability, a constructive backdrop for underwriting.
Amenities are supportive of daily needs with grocery and restaurant density competitive among metro peers, while park and childcare access are more limited. School ratings trend below metro norms, which may modestly temper family-driven demand compared with nearby high-performing school clusters.
Renter-occupied housing accounts for a meaningful share of neighborhood units, signaling a tenant base that can sustain leasing without over-reliance on concessions. Within a 3-mile radius, households have increased in recent years even as average household size edged lower, expanding the local renter pool and supporting occupancy resilience.
Ownership remains a high-cost proposition locally, with elevated home values and a high value-to-income environment. This tends to sustain reliance on multifamily, while a comparatively moderate rent-to-income profile supports retention and reduces turnover risk — a useful combination for operators seeking stable cash flow.
Safety indicators perform below the metro median (ranked in the lower half among 516 Anaheim–Santa Ana–Irvine neighborhoods) and compare weaker than many neighborhoods nationwide. That said, property-related offenses have shown a notable year-over-year decline locally, suggesting recent improvement. These figures are neighborhood-level context rather than property-specific, and investors typically address them through prudent security, lighting, and resident engagement.
The area draws from a diverse employment base that supports commute convenience and leasing stability, including telecom, auto parts distribution, packaging, defense-related offices, and healthcare administration noted below.
- Time Warner Business Class — telecom services (1.5 miles)
- LKQ — auto parts distribution (3.6 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (4.0 miles)
- Raytheon Public Safety RTC — defense & aerospace offices (6.6 miles)
- Molina Healthcare — healthcare administration (11.2 miles) — HQ
This 70-unit La Palma asset benefits from neighborhood fundamentals that favor income durability: top-of-metro neighborhood occupancy, a sizable renter-occupied base, and a high-cost ownership market that sustains multifamily demand. Daily-needs retail is accessible and dining options are plentiful, while softer school scores and limited park access are considerations for family-oriented leasing strategies.
Within a 3-mile radius, household counts have risen and are projected to continue growing, supporting a larger tenant base and occupancy stability. Elevated home values paired with a moderate rent-to-income profile point to pricing power with manageable retention risk. According to WDSuite’s commercial real estate analysis, these dynamics compare favorably to broader national trends for stabilized suburban product in high-cost coastal markets.
- Neighborhood occupancy ranks first among 516 metro neighborhoods, supporting limited downtime and steadier cash flow
- High-cost ownership market bolsters reliance on rentals, aiding leasing velocity and retention
- 3-mile household growth and smaller household sizes expand the renter pool and support stabilization
- Risks: below-median neighborhood safety and lower school ratings warrant active operations and targeted resident programming