| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
734 W La Jolla St Placentia 55-Unit Multifamily Investment
According to WDSuite’s CRE market data, a high neighborhood renter concentration and near-median occupancy underpin steady demand, while Orange County’s elevated ownership costs tend to reinforce reliance on multifamily housing.
Positioned in Placentia within the Anaheim–Santa Ana–Irvine metro, the asset sits in an inner-suburb neighborhood with a renter-occupied share that ranks 79th out of 516 metro neighborhoods—top quartile locally—signaling depth in the tenant base. Occupancy for the neighborhood tracks near the national midpoint, supporting baseline stability without implying outsized vacancy risk, based on CRE market data from WDSuite.
Daily needs are well served: grocery access ranks 94th of 516 (top quartile), and cafe density is competitive among metro peers (164th of 516) with strong national standing. Park access trends above the national median, while in-neighborhood pharmacy options are limited—an operational note that residents may rely on nearby corridors for prescriptions.
Within a 3-mile radius, household counts have grown and are projected to expand further even as average household size trends lower. For investors, this points to a broader renter pool over time and supports occupancy durability. Income profiles in the radius are moving higher, which can aid collections and broaden demand for renovated or modernized units.
Home values test high relative to incomes in national context, a common feature of Orange County. In practice, a high-cost ownership market tends to sustain rental demand and can support pricing power, while rent-to-income levels warrant attentive lease management to maintain retention. School ratings in the neighborhood test below national averages and should be considered in unit mix positioning for families.
The property was built in 1981 versus a neighborhood average vintage around 1970, providing relative competitiveness versus older stock. Even so, systems from the early 1980s may now merit targeted modernization or value-add upgrades to capture rent premiums and improve operating efficiency.
Safety indicators for the neighborhood trend below national medians, with property incidents elevated relative to many neighborhoods nationwide. Recent one-year readings indicate modest declines in both property and violent offenses, suggesting gradual improvement rather than a definitive shift.
At the metro level, the neighborhood’s overall crime standing ranks 409th out of 516, placing it behind many Anaheim–Santa Ana–Irvine areas. Investors commonly address this with enhanced lighting, access controls, and visibility measures, and by aligning leasing strategy and resident services to strengthen on-site stewardship.
Nearby employment nodes include United Technologies, Xerox, International Paper’s Cypress Retail Packaging operations, LKQ, and First American Financial—supporting commuter convenience and underpinning renter demand.
- United Technologies — corporate offices (3.96 miles)
- Xerox — corporate offices (7.94 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — corporate offices (9.11 miles)
- LKQ — corporate offices (9.98 miles)
- First American Financial — corporate offices (10.71 miles) — HQ
This 55-unit asset offers scale in a renter-heavy neighborhood where occupancy performance sits near national medians and daily conveniences are strong. The 1981 vintage is newer than much of the surrounding stock, suggesting competitive positioning with potential to unlock value through targeted system upgrades and interior refreshes. Elevated home values in Orange County tend to sustain rental demand, while household growth within a 3-mile radius points to a gradually expanding renter pool. These dynamics, according to commercial real estate analysis from WDSuite, support a stable operating base with room for programmatic improvements.
Underwriting should balance these advantages with prudent assumptions around safety perception, below-average school ratings, and careful rent-to-income management to preserve retention. Execution that tightens operations and selectively modernizes finishes and building systems can position the property to outperform older nearby comparables.
- Renter-occupied share ranks top quartile locally (79th of 516), indicating depth of demand
- 1981 vintage is newer than neighborhood average, with value-add and modernization upside
- Strong everyday amenities (top-quartile grocery access; competitive cafe density) support resident retention
- High-cost ownership market reinforces multifamily reliance and pricing power potential
- Risks: below-median safety metrics, low school ratings, and the need for attentive rent-to-income and security planning