| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Poor |
| Demographics | 76th | Good |
| Amenities | 40th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 100 Avenida Lucia, San Clemente, CA, 92672, US |
| Region / Metro | San Clemente |
| Year of Construction | 1977 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
100 Avenida Lucia, San Clemente Multifamily Opportunity
High-cost homeownership and stable neighborhood occupancy point to durable renter demand, according to WDSuite s CRE market data. Expect steady lease-up potential supported by suburban fundamentals and access to greater Orange County employment centers.
Located in San Clemente within the Anaheim Santa Ana Irvine metro, the neighborhood is rated B- and suburban in character. Relative to metro peers (516 neighborhoods), local performance reads as above the metro median in several demand drivers, while national positioning is supported by strong household incomes (high national percentile) and a deep white-collar employment base, per WDSuite.
Livability skews toward outdoor and dining access rather than daily retail at the doorstep. Parks access is strong (top national percentiles), and restaurants are comparatively dense, while neighborhood data show limited immediate grocery, pharmacy, and café counts. For investors, this mix suggests appeal to car-enabled renters prioritizing coastal lifestyle and recreation over walk-to-everything convenience.
Ownership costs are elevated for the neighborhood (home values near the top nationally), which tends to reinforce reliance on multifamily housing and can support pricing power and retention for well-managed assets. Neighborhood rent-to-income levels sit in a healthier range than many coastal peers, which can help mitigate turnover risk through cycle changes.
Within a 3-mile radius, demographics indicate a high-income renter pool with household growth projected alongside smaller average household sizes over the next five years. That combination typically expands the addressable renter base and supports occupancy stability, even as past population trends were flat to slightly negative. Renter-occupied share in this radius is roughly on par with owner-occupied, signaling a balanced but deep tenant base for a 33-unit property.
According to WDSuite, safety metrics for the neighborhood are above national averages (higher national percentiles indicate comparatively safer conditions). Year over year, both property and violent offense rates show notable improvement, ranking among the stronger national improvements observed, which supports leasing stability narratives without making block-level claims.
Investors should still underwrite to submarket norms and perform site-level diligence at different times of day, but the directional trend is favorable and consistent with broader Orange County patterns toward continued improvement.
Regional employment access underpins renter demand, with proximity to corporate offices across homebuilding, biotech, insurance, and technology. The following nearby employers help support leasing consistency through a diversified white-collar base:
- Lennar Homes homebuilding (18.9 miles)
- Gilead Sciences biotech (21.8 miles)
- Pacific Life insurance (22.2 miles) HQ
- Western Digital data storage & technology (23.4 miles) HQ
- Prudential financial services (23.6 miles)
100 Avenida Lucia offers 33 units built in 1977, positioning it slightly newer than much of the area s older coastal stock while still presenting value-add potential through targeted renovations and system upgrades. The neighborhood shows stable high-80s occupancy and a high-cost ownership environment, which together support tenant retention and steady absorption for well-managed assets, based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, forward-looking data indicate household growth alongside smaller household sizes, which typically increases the renter pool and supports occupancy resilience. Elevated home values and strong incomes suggest capacity for well-calibrated rent premiums post-renovation, while the suburban setting and access to Orange County job centers provide a durable backdrop for long-term operations.
- High-cost ownership market supports multifamily demand and lease retention
- 1977 vintage offers value-add and modernization upside vs. older coastal stock
- Household growth and smaller sizes within 3 miles expand the renter pool
- Proximity to diversified corporate employment supports occupancy stability
- Risk: limited immediate daily retail; underwrite for car-oriented living and amenity upgrades