| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Poor |
| Demographics | 24th | Poor |
| Amenities | 56th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 840 W La Jolla St, Placentia, CA, 92870, US |
| Region / Metro | Placentia |
| Year of Construction | 1984 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
840 W La Jolla St Placentia Multifamily Investment
Neighborhood occupancy sits in the low-90s with a deep renter base, supporting stable tenant demand, according to CRE market data from WDSuite. Rents trend toward the higher end for the region, but remain manageable relative to area incomes, aiding retention.
This inner-suburban location in Orange County offers daily convenience and steady renter demand. The neighborhood’s renter-occupied share is high (measured at the neighborhood level), providing a broad tenant pool for an 80-unit asset. At the same time, neighborhood occupancy is around the national middle, pointing to relatively stable leasing conditions without excessive churn.
Amenity access is a practical strength: grocery options are in the top quartile nationally, and restaurants and cafes also score in the top quartile, supporting day-to-day livability for residents. Park access trends near the top quartile as well, while childcare and pharmacy access are comparatively thin. Average school ratings sit on the lower side versus national peers; family-oriented leasing may require careful positioning and amenity programming.
From a cost-of-living standpoint, elevated home values in the neighborhood (nationally high relative to incomes) tend to reinforce reliance on rentals, which can support pricing power and lease retention. Simultaneously, rent-to-income levels benchmark on the lower end nationally, suggesting less affordability pressure on renters and potential for steadier renewals.
Within a 3-mile radius, households have grown over the past five years and are projected to continue increasing through 2028, with median incomes rising. This combination indicates a gradually expanding, higher-earning renter pool, which can support occupancy stability and moderate rent growth over the medium term.
Safety indicators for the neighborhood trend below the national median, with property crime comparatively elevated versus neighborhoods nationwide. Recent year-over-year trends show modest declines in both violent and property offense rates, which is a constructive directional sign but not a full reversal. Investors should underwrite prudent security measures and consider resident communication and lighting/camera upgrades as part of operations.
Nearby corporate offices across aerospace, business services, packaging, auto parts, and title insurance provide a diversified employment base that supports renter demand and commute convenience for residents. The following employers are within a practical drive of the property and help underpin leasing stability in the submarket.
- United Technologies — aerospace & industrial offices (4.0 miles)
- Xerox — business services (7.9 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging operations (9.0 miles)
- LKQ — auto parts distribution (9.9 miles)
- First American Financial — title insurance & services (10.7 miles) — HQ
840 W La Jolla St combines a large renter base with steady neighborhood occupancy and strong day-to-day amenities, creating a practical foundation for multifamily performance. The 1984 vintage is newer than much of the local housing stock, which can offer competitive positioning versus older assets, while still warranting targeted modernization and systems planning. High ownership costs in the neighborhood support reliance on rentals, and within a 3-mile radius, households and incomes are rising — factors that can sustain demand and retention. According to CRE market data from WDSuite, income performance per unit in the broader area benchmarks competitively on a national basis, reinforcing the long-term thesis.
Risk considerations include below-median safety compared to national norms and lower school ratings, which may require thoughtful resident programming and security investments. Overall, the combination of a deep renter pool, manageable rent-to-income dynamics, and proximity to diversified employment supports a balanced, long-term hold or value-add plan with disciplined capex.
- High renter concentration and stable neighborhood occupancy support demand depth
- 1984 vintage offers competitive positioning versus older stock with clear modernization upside
- Elevated ownership costs reinforce renter reliance, aiding pricing power and renewals
- Below-median safety and lower school ratings warrant prudent underwriting and operations