| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 58th | Fair |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 E Chapman Ave, Placentia, CA, 92870, US |
| Region / Metro | Placentia |
| Year of Construction | 1983 |
| Units | 24 |
| Transaction Date | 1998-03-03 |
| Transaction Price | $120,000 |
| Buyer | CHAPMAN WOOD APARTMENT CO LP |
| Seller | MONROF LILIA |
200 E Chapman Ave Placentia Multifamily — 24 Units
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with a renter-occupied share well above the metro median supporting leasing stability around the asset.
Placentia sits within the Anaheim–Santa Ana–Irvine metro, where this neighborhood is rated B and ranks 233 out of 516 neighborhoods. Retail and daily-needs access are above the metro median (amenities rank 232/516) and compare well nationally, with restaurants and grocery stores in the 90th percentile, helping support livability and tenant retention.
The neighborhood’s occupancy is strong and in the top quartile nationally (95th percentile), indicating tight multifamily conditions at the neighborhood level rather than for any single property. Renter concentration is also elevated (58.6% of housing units are renter-occupied; rank 93/516), expanding the depth of the tenant base and supporting leasing velocity in North Orange County.
Schools in the area average roughly mid-to-upper performance (about the 75th percentile nationally; rank 192/516, above the metro median), and the local cafés and parks density is competitive among Anaheim–Santa Ana–Irvine neighborhoods (cafés rank 190/516; parks rank 240/516). These factors generally reinforce neighborhood appeal for renters.
The property’s 1983 vintage is newer than the neighborhood’s average construction year of 1972 (rank 338/516), which can provide a competitive edge over older stock; however, investors should still plan for selective modernization and system upgrades typical for assets of this era.
Within a 3-mile radius, households have grown modestly in recent years and are projected to increase further while average household size trends smaller. This combination often expands the renter pool and supports occupancy stability for 1- and 2-bedroom product. Elevated home values in the neighborhood (95th percentile nationally) and a high value-to-income ratio (96th percentile nationally) indicate a high-cost ownership market; in investor terms, that typically sustains reliance on rental housing and can support retention, while the neighborhood’s rent-to-income ratio sits relatively low (17th percentile nationally), suggesting manageable rent levels relative to incomes for many local households.
Safety indicators compare below the metro average overall (crime rank 346 out of 516). Nationally, the neighborhood is in the lower percentiles for both violent and property offenses, meaning it experiences more incidents than many U.S. neighborhoods.
Recent trends are mixed: estimated property offenses have declined year over year (improvement is around the 70th percentile nationally), while estimated violent offenses increased over the past year (around the 29th percentile for change). Investors typically account for these dynamics in underwriting via insurance, security measures, and retention strategies, rather than relying on block-level assumptions.
Nearby employment is diversified across aerospace/manufacturing, corporate services, and financial services, supporting commuter convenience and a broad renter base reflected in the bullets below.
- United Technologies — aerospace/manufacturing offices (2.8 miles)
- Xerox — corporate services (8.8 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging & distribution (10.1 miles)
- LKQ — automotive parts & services (10.3 miles)
- First American Financial — title & financial services (11.7 miles) — HQ
This 24-unit property, built in 1983, operates in a neighborhood with top-quartile national occupancy and an above-median renter-occupied share, indicating strong depth of demand at the neighborhood level. Elevated ownership costs (high national percentiles for home values and value-to-income) tend to sustain reliance on rental housing, while comparatively low rent-to-income levels support retention and lease management. According to CRE market data from WDSuite, local amenities and schools sit above metro medians, which can aid leasing velocity and reduce downtime.
Relative to older local stock (average vintage 1972), the asset’s 1983 construction can be competitively positioned with targeted modernization. Within a 3-mile radius, households have increased and are projected to expand further as average household size declines, which generally supports a larger tenant base for multifamily. Key risks to underwrite include mixed safety trends and broader population softness, which can be mitigated by the neighborhood’s tight occupancy and strong employment access in North Orange County.
- Tight neighborhood occupancy and elevated renter concentration support leasing stability
- High-cost ownership market reinforces multifamily demand and pricing power
- 1983 vintage offers competitive positioning versus older stock with value-add potential
- 3-mile household growth and smaller household sizes expand the renter pool
- Risk: mixed safety trends and modest population softness warrant prudent underwriting