| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 87th | Best |
| Amenities | 63rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 32170 Niguel Rd, Laguna Niguel, CA, 92677, US |
| Region / Metro | Laguna Niguel |
| Year of Construction | 2000 |
| Units | 78 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
32170 Niguel Rd, Laguna Niguel Multifamily Investment
Positioned in a high-income, primarily owner-occupied pocket of Laguna Niguel, this asset benefits from steady neighborhood occupancy and constrained rental alternatives, according to CRE market data from WDSuite. Neighborhood occupancy figures reference the surrounding area and not the property itself.
Laguna Niguel’s neighborhood profile ranks competitive among 516 Anaheim–Santa Ana–Irvine neighborhoods, supported by strong parks access and solid schools. The area’s A-rated neighborhood score and top-quartile national standing in amenities like parks (high percentile) contribute to quality-of-life factors that can aid resident retention and premium positioning.
At the neighborhood level, renter-occupied housing is limited, which can temper near-field depth, while the broader 3-mile radius shows a more balanced mix with a sizable renter pool. This pattern often supports stable occupancy for professionally managed multifamily while concentrating demand among well-located assets. Median home values in the neighborhood are elevated, reinforcing reliance on multifamily rentals and supporting pricing power when managed carefully.
Schools in the area average strong ratings, and the café and restaurant density trends above national medians, complementing daily convenience. Pharmacy access is thinner locally, but abundant parks and recreation (high national percentile) help sustain lifestyle appeal. Neighborhood occupancy trends sit above many U.S. areas, a constructive backdrop for lease retention.
Built in 2000, the property is newer than the neighborhood’s average vintage from the late 1980s, which can enhance competitive positioning versus older stock; investors should still plan for selective system updates or modernization to maintain rentability. Within a 3-mile radius, incomes are high and projected to rise, household sizes are slowly contracting, and households are expected to increase—factors that typically expand the tenant base and support rent growth, a useful consideration for commercial real estate analysis.
Safety indicators for the neighborhood compare favorably in a national context, with overall crime in the top quartile nationally. Within the Anaheim–Santa Ana–Irvine metro (516 neighborhoods), the area ranks among the stronger performers. Recent trends point to notable declines in both property and violent offense rates year over year, an encouraging signal for long-term stability, though conditions can vary by block and over time.
Investors should view these metrics as neighborhood-level context rather than block-specific conditions and continue to monitor trend direction as part of ongoing risk management.
Nearby corporate employers anchor a diversified white-collar workforce, supporting commuter convenience and steady renter demand. Key nodes include Lennar Homes, Pacific Life, Western Digital, Prudential, and the Microsoft Technology Center.
- Lennar Homes — corporate offices (10.8 miles)
- Pacific Life — corporate offices (13.0 miles) — HQ
- Western Digital — corporate offices (14.3 miles) — HQ
- Prudential — corporate offices (14.5 miles)
- Microsoft Technology Center — corporate offices (14.7 miles)
32170 Niguel Rd offers exposure to a high-income, predominantly owner-occupied submarket where elevated ownership costs tend to sustain multifamily demand. Neighborhood occupancy sits above many U.S. areas, and within a 3-mile radius, incomes are strong and projected to rise while household sizes modestly contract—conditions that typically support a larger tenant base, healthy absorption, and pricing power. Based on CRE market data from WDSuite, the neighborhood’s amenity profile (notably parks and schools) and competitive metro ranking align with durable renter appeal.
Constructed in 2000, the asset is newer than the neighborhood average vintage from the late 1980s, which can reduce near-term capital intensity versus older comparables while still offering room for targeted modernization to capture premium rents. The immediate neighborhood shows a lower share of renter-occupied units, but the broader 3-mile area indicates a meaningful renter pool—supportive for occupancy with prudent leasing strategy and market-appropriate rent setting.
- High-income, ownership-driven area reinforces multifamily reliance and supports pricing power
- Competitive neighborhood ranking and strong parks/schools bolster retention
- 2000 vintage offers competitive positioning with targeted value-add potential
- Broader 3-mile renter base supports demand despite lower near-field renter share
- Risk: elevated rents and a primarily ownership market require disciplined lease management