| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Poor |
| Demographics | 40th | Poor |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 27221 Paseo Espada, San Juan Capistrano, CA, 92675, US |
| Region / Metro | San Juan Capistrano |
| Year of Construction | 2002 |
| Units | 84 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
27221 Paseo Espada San Juan Capistrano Multifamily Investment
Neighborhood occupancy has held in the low-90s with strong amenity access supporting renter demand, according to WDSuite’s CRE market data.
Located in an inner-suburb pocket of San Juan Capistrano within the Anaheim–Santa Ana–Irvine metro, the neighborhood rates a solid B and shows balanced multifamily fundamentals for investors. Amenity access is a clear strength: cafes, groceries, restaurants, parks, and pharmacies all score in the top quartile nationally, which supports resident satisfaction and lease retention.
For context, the neighborhood occupancy rate is 93.4% (neighborhood metric, not the property), with rents positioned toward the higher end of the metro but a rent-to-income profile that suggests manageable affordability pressure for many households. Elevated home values by national standards indicate a high-cost ownership market, which tends to sustain reliance on rental housing and can support pricing power through cycles.
Tenure and demand look stable: within a 3-mile radius, the renter-occupied share is in the high-20s, indicating a moderate renter concentration and a sufficiently deep tenant base for an 84-unit asset. Recent 3-mile trends show modest population growth alongside rising household counts; forward-looking estimates point to households continuing to increase even if population edges lower, implying smaller household sizes and an expanding pool of leaseholders rather than a contraction in rental demand.
Vintage positioning is favorable for a 2002-built asset relative to a neighborhood stock that skews older. Newer construction can compete well against 1970s-era comparables on finishes, systems, and curb appeal, though investors should still plan for targeted modernization and aging-system maintenance given the asset’s age.
Safety indicators sit near the metro middle: the neighborhood’s overall crime rank is around the Anaheim–Santa Ana–Irvine median (273rd among 516 neighborhoods). Compared with neighborhoods nationwide, safety performance is not in the top tiers, but recent trend data shows meaningful one-year improvement in both property and violent offense estimates, which supports a cautiously improving outlook.
Investors should underwrite with typical suburban Orange County assumptions and monitor continuing trend improvements rather than relying on block-level conclusions. As always, pair neighborhood-level context with property operations (access control, lighting, and management practices) when assessing leasing stability.
Regional employment is anchored by finance, technology, and homebuilding offices within commutable distance, bolstering white-collar renter demand and lease retention potential at this location. The nearest concentrations reflected here include Lennar, Pacific Life, Western Digital, Prudential, and Microsoft.
- Lennar Homes — homebuilding (11.2 miles)
- Pacific Life — insurance (15.2 miles) — HQ
- Western Digital — technology hardware (15.9 miles) — HQ
- Prudential — financial services (16.1 miles)
- Microsoft Technology Center — software & cloud (16.2 miles)
This 84-unit, 2002-vintage asset benefits from strong neighborhood amenity depth, a high-cost ownership backdrop, and a renter base supported by nearby white-collar employment. Neighborhood occupancy is 93.4% (neighborhood metric), and, based on CRE market data from WDSuite, rent levels and rent-to-income dynamics point to steady leasing with measured affordability pressures rather than acute stress. Relative to older 1970s stock common in the area, a 2002 build can compete on systems and appeal, while targeted updates can capture value-add upside.
Within a 3-mile radius, household counts have risen and are projected to continue increasing even if population trends soften, implying smaller households and a wider base of potential lease signers. Elevated home values by national standards reinforce renter reliance on multifamily housing, supporting occupancy stability and pricing power over a full cycle, while ongoing safety improvements warrant continued monitoring in underwriting.
- 2002 vintage versus older neighborhood stock supports competitive positioning with selective renovation upside
- Strong amenity access (top quartile nationally) aids retention and leasing velocity
- High-cost ownership market sustains rental demand and supports pricing power
- 3-mile household growth and moderate renter concentration deepen the tenant base
- Risk: safety metrics trail national leaders despite recent improvements; monitor in underwriting