| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Poor |
| Demographics | 57th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12241 Arrowhead St, Stanton, CA, 90680, US |
| Region / Metro | Stanton |
| Year of Construction | 1973 |
| Units | 47 |
| Transaction Date | 2003-12-16 |
| Transaction Price | $237,000 |
| Buyer | MORET GILBERT A |
| Seller | RK REO INCOME V LLC |
12241 Arrowhead St Stanton Multifamily Investment
This 47-unit property built in 1973 sits in a neighborhood ranking in the top quartile nationally for amenity density, with commercial real estate analysis showing strong rental demand supported by 41.5% renter-occupied units.
Located in Stanton's Urban Core, this neighborhood demonstrates compelling fundamentals for multifamily investors. The area ranks 177th among 516 metro neighborhoods with a B+ rating, placing it above the metro median. Amenity density stands in the 78th national percentile, driven by exceptional restaurant access at 45.10 per square mile (99th percentile nationally) and strong pharmacy coverage at 3.47 per square mile (98th percentile nationally).
The rental market shows solid depth with 41.5% of housing units renter-occupied, ranking in the 81st national percentile and supporting sustained multifamily demand. Neighborhood-level occupancy maintains 94.4%, though slightly below historical levels. Median contract rents of $1,860 reflect the area's position in Orange County's rental market, with five-year rent growth of 29.3% indicating pricing power despite current affordability pressures.
Demographics within a 3-mile radius reveal a mature market with 222,418 residents and stable household formation. The area maintains a balanced age distribution with 39.8% of residents aged 35-64, supporting consistent rental demand. Median household income of $84,239 has grown 37.1% over five years, though rent-to-income ratios suggest monitoring for retention pressures. Home values averaging $568,401 with 128.6% five-year appreciation reinforce rental demand by maintaining elevated ownership costs.
The 1973 construction year aligns with the neighborhood average of 1989, presenting potential value-add opportunities through strategic renovations and unit upgrades. Schools average 3.33 out of 5 stars, ranking in the 70th national percentile and supporting family-oriented tenant retention.
Safety metrics present a mixed picture requiring careful evaluation. The neighborhood ranks 228th among 516 metro neighborhoods for overall crime, placing it near the metro median with a 53rd national percentile. Property crime rates show improvement with a 51.6% year-over-year decline, ranking in the 88th percentile nationally for crime reduction trends.
Violent crime rates remain elevated at 153.8 per 100,000 residents, though this metric has also improved significantly with a 41.8% year-over-year decrease, ranking in the 82nd percentile for improvement trends. These declining crime trends suggest positive momentum, though investors should factor current levels into tenant screening and property management strategies.
The area benefits from proximity to diverse corporate employers, providing workforce housing opportunities for professional tenants within reasonable commuting distances.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging manufacturing (2.4 miles)
- Time Warner Business Class — telecommunications services (7.2 miles)
- Xerox — business technology (8.9 miles)
- LKQ — automotive parts distribution (9.2 miles)
- First American Financial — financial services (9.3 miles) — HQ
This 47-unit Stanton property offers value-add potential in a neighborhood demonstrating above-average amenity access and stable rental fundamentals. The 1973 vintage provides renovation upside while neighborhood-level occupancy of 94.4% indicates consistent demand. Strong restaurant and pharmacy density supports tenant retention, while the 41.5% renter-occupied unit share reinforces multifamily demand depth according to CRE market data from WDSuite.
Demographic trends within the 3-mile radius show household income growth of 37.1% over five years, supporting rent growth potential despite current affordability pressures. The declining crime trends, with property crime down 51.6% year-over-year, suggest improving neighborhood conditions. However, investors should monitor rent-to-income ratios and factor renovation capital requirements into underwriting given the property's age.
- Above-metro amenity density with exceptional restaurant and pharmacy access supporting tenant retention
- Value-add opportunity through strategic renovations of 1973-vintage units
- Strong rental market depth with 41.5% renter-occupied units in 81st national percentile
- Improving safety trends with significant year-over-year crime reductions
- Risk consideration: Monitor affordability pressures and factor renovation capital requirements