| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Poor |
| Demographics | 24th | Poor |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 734 W La Jolla St, Placentia, CA, 92870, US |
| Region / Metro | Placentia |
| Year of Construction | 1981 |
| Units | 55 |
| Transaction Date | 1999-11-30 |
| Transaction Price | $1,892,000 |
| Buyer | DABOYS LP |
| Seller | BROGO ASSOCIATES OF PLACENTIA |
734 W La Jolla St, Placentia CA Multifamily Positioning
Renter demand is supported by a high neighborhood renter concentration and near‑median occupancy, according to WDSuite s CRE market data. For investors, this suggests steady leasing conditions with potential to improve operations through targeted upgrades.
Located in an inner‑suburb pocket of Placentia, the neighborhood scores a C- overall and ranks 469 out of 516 metro neighborhoods, indicating it trails the metro median but remains serviceable for workforce housing strategies. Grocery access is a relative strength (high national percentile), with restaurants and cafes also competitive nationally, while childcare and pharmacies are limited locally. Average school ratings are weaker than many areas in the metro and nationwide.
The neighborhood a0occupancy rate sits around the national middle, and the share of housing units that are renter‑occupied is elevated (ranked among the highest locally), pointing to a deeper tenant base and support for leasing stability. Median contract rents and NOI per unit compare favorably at the neighborhood level versus many U.S. areas, which can underpin revenue resilience if operations are well managed.
Within a 3‑mile radius, population has been broadly stable in recent years while household counts have increased, and forecasts call for further household growth alongside smaller average household sizes. For multifamily owners, that pattern typically expands the renter pool and supports occupancy. Median incomes in the 3‑mile area have risen, and projected gains may sustain pricing power, though lease management should consider pockets of affordability pressure.
Construction vintage skews older locally (average around 1970). The property a0was built in 1981, offering slightly newer stock than the neighborhood average. Investors can position it competitively versus older comparables while planning for modernization of systems and finishes to capture value‑add upside.
Safety trends are mixed in this neighborhood compared with regional and national benchmarks. Relative to 516 metro neighborhoods, overall crime ranks in the lower half, indicating conditions below the metro average. Nationally, violent‑crime indicators sit in a lower percentile, and property‑crime measures are weaker than most neighborhoods nationwide, so prudent security and asset management practices are warranted.
Recent year momentum shows modest improvement, with both violent and property offense rates trending down year over year, based on CRE market data from WDSuite. Investors should underwrite to current patterns, monitor ongoing trends, and align operating budgets to maintain resident comfort and retention.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience for residents, including roles in industrial technology, business services, auto parts distribution, packaging, and title/financial services.
- United Technologies industrial technology offices (4.0 miles)
- Xerox business services (7.9 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging packaging (9.1 miles)
- LKQ auto parts distribution (10.0 miles)
- First American Financial title & financial services (10.6 miles) HQ
This 55‑unit asset in Placentia a0benefits from a neighborhood with an elevated share of renter‑occupied housing units, supportive amenity access (notably strong grocery and dining density), and neighborhood‑level NOI per unit that compares favorably with many U.S. areas. Occupancy performance sits near national mid‑range, offering a base for stable operations with room for incremental gains through leasing execution and selective upgrades.
Built in 1981, the property is slightly newer than the area a0average vintage, creating a practical platform for value‑add—updating interiors and key systems can sharpen competitiveness versus older stock. Within a 3‑mile radius, households have increased and are projected to grow further while average household size trends lower, expanding the tenant base and supporting occupancy stability. According to commercial real estate analysis from WDSuite, the local ownership market is high‑cost relative to incomes, which can reinforce reliance on multifamily rentals, though rent‑to‑income levels suggest careful lease management to limit retention risk.
- Elevated neighborhood renter concentration supports deeper tenant demand and leasing stability.
- 1981 vintage offers value‑add potential through modernization versus older local stock.
- Amenity access (grocery, dining, cafes) enhances resident convenience and retention.
- 3‑mile household growth and smaller household sizes expand the renter pool and support occupancy.
- Risks: below‑metro safety metrics, weaker school ratings, and affordability pressure require active management.