| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Poor |
| Demographics | 78th | Best |
| Amenities | 16th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25912 Via Lomas, Laguna Hills, CA, 92653, US |
| Region / Metro | Laguna Hills |
| Year of Construction | 1981 |
| Units | 51 |
| Transaction Date | 2004-06-23 |
| Transaction Price | $5,314,000 |
| Buyer | WNC COMMUNITY PRESERVATION PARTNERS LLC |
| Seller | RANCHO NIGUEL LTD |
25912 Via Lomas Laguna Hills Multifamily Investment
Positioned in an inner-suburb pocket with steady renter demand and mid-90s neighborhood occupancy, this asset benefits from strong park access and above-average schools, according to WDSuite’s commercial real estate analysis. Expect stable leasing dynamics with room to optimize operations as the area’s tenant base matures.
The property sits in an Inner Suburb of the Anaheim–Santa Ana–Irvine metro with a neighborhood rating of C-. While the area ranks below the metro median overall (421 out of 516 neighborhoods), it offers several durable renter fundamentals: parks density is top quartile nationally (98th percentile), and average school ratings are also top quartile nationwide (84th percentile), both supportive of retention and family-oriented demand.
Local retail and daily-needs access within the immediate neighborhood is thinner (very low cafe, grocery, and restaurant density), so residents typically draw on nearby corridors for services. For investors, this usually points to a quieter residential setting where leasing competes more on unit quality, schools, and access to employment centers rather than walkable amenity clusters.
Neighborhood occupancy trends remain healthy (above the national median at the 63rd percentile), and the share of housing units that are renter-occupied is measured at roughly three in ten, indicating a moderate renter concentration that helps maintain a stable but competitive tenant base. Area rents benchmark high versus national levels (95th percentile), underscoring pricing power potential but also the need for thoughtful lease management.
Within a 3-mile radius, demographics show incremental population growth in recent years and a larger increase in households, with forecasts pointing to further gains in household count alongside smaller average household sizes. This combination typically supports multifamily demand by broadening the tenant pool and sustaining occupancy, according to WDSuite’s CRE market data. Elevated ownership costs in the neighborhood context (value-to-income ratios around the 80th percentile nationally) further reinforce reliance on rental housing, aiding lease retention and absorption.
Safety indicators are competitive among Anaheim–Santa Ana–Irvine neighborhoods (crime rank 134 out of 516) and sit above the national median (61st percentile). Recent trend data show meaningful year-over-year declines in both property and violent offense estimates, which is a constructive directional signal for investor underwriting and tenant retention planning. These figures reflect neighborhood-level patterns rather than block-specific conditions and should be paired with property-level diligence.
Proximity to diversified corporate employment supports renter demand and commute convenience for a broad professional tenant base, including homebuilding, technology, financial services, and insurance employers noted below.
- Lennar Homes — homebuilding (4.6 miles)
- Western Digital — technology (9.6 miles) — HQ
- Microsoft Technology Center — technology services (9.9 miles)
- Prudential — financial services (9.9 miles)
- Pacific Life — insurance (10.1 miles) — HQ
This 51-unit asset in Laguna Hills offers scale with larger average floor plans relative to many garden assets in Orange County, positioning it to capture family and move-up renters. High neighborhood rent benchmarks indicate pricing power, while occupancy sits above the national median, supporting income stability. Within a 3-mile radius, households have grown and are projected to expand further even as average household size trends down, a pattern that typically enlarges the renter pool and sustains leasing. Elevated ownership costs in the broader neighborhood context bolster reliance on multifamily housing, and according to WDSuite’s CRE market data, school quality and park access rank in the top quartile nationally—tailwinds for retention.
Key considerations for underwriting include thinner walkable retail near the property and a high rent-to-income backdrop that warrants active renewal and concession discipline. Recent safety trends are improving on a neighborhood basis, which supports long-term positioning but should still be verified at the property level.
- Healthy neighborhood occupancy and high rent benchmarks support revenue durability
- Household growth and smaller household sizes within 3 miles expand the tenant base
- Top-quartile schools and parks, per WDSuite data, aid retention and leasing
- Proximity to diversified corporate employers supports demand from professional renters
- Risk: amenity-light immediate area and elevated rent-to-income require careful lease management