| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Fair |
| Demographics | 49th | Poor |
| Amenities | 89th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7420 Maple St, Westminster, CA, 92683, US |
| Region / Metro | Westminster |
| Year of Construction | 1976 |
| Units | 24 |
| Transaction Date | 2015-12-02 |
| Transaction Price | $6,500,000 |
| Buyer | NNT PROPERTIES 4 LLC |
| Seller | BACK MAE CHA |
7420 Maple St Westminster Multifamily Investment
Stabilized renter demand and a high-amenity inner suburban setting position this asset for durable occupancy, according to WDSuite’s CRE market data. Neighborhood metrics indicate steady leasing supported by strong retail and daily-needs access rather than speculative growth.
The property sits in Westminster’s Inner Suburb fabric of the Anaheim–Santa Ana–Irvine metro, where neighborhood quality is rated A- and ranks 124 out of 516 neighborhoods — placing it in the top quartile among metro peers. Daily-needs access is a standout: amenities and food options rank 43 and 73 out of 516, respectively, indicating top-quartile coverage that tends to support leasing velocity and resident retention for multifamily.
Neighborhood occupancy is reported at 96.3% (rank 252 of 516), roughly around the metro median, signaling balanced supply–demand conditions for stabilized product rather than late-cycle tightening. At the same time, NOI per unit benchmarks are competitive (rank 119 of 516; top quintile), suggesting operators in this area typically achieve healthy expense-to-income dynamics relative to the metro.
Renter-occupied housing comprises roughly half of units in the neighborhood (49.9% renter concentration; rank 151 of 516), which points to a deep, diversified tenant base that supports demand across a range of floor plans. Schools average 3.5 out of 5 (rank 194 of 516; above metro median), a factor that can aid retention for larger-unit properties.
Within a 3-mile radius, demographics show households have inched higher over the past five years while average household size edged down — a combination that typically expands the renter pool and supports occupancy stability. Looking ahead, forecasts within the same 3-mile radius indicate additional household growth alongside rising incomes, which can underpin achievable rent levels without relying solely on in-migration.
Ownership costs are elevated in this part of Orange County (neighborhood home values skew high versus national benchmarks), which generally sustains reliance on multifamily rentals and can reinforce lease retention. Operators should still manage to affordability pressure, but the high-cost ownership context tends to favor steady renter demand.
Safety indicators for the neighborhood trend mixed when viewed against broader benchmarks. Relative to the metro, the neighborhood’s crime rank sits at 343 out of 516, placing it below the metro median for safety, and its national standing is below the midpoint. However, recent trends show improvement, with both violent and property offense rates declining year over year, indicating momentum in the right direction.
For investors, the takeaway is practical: safety performance is not top-tier among Anaheim–Santa Ana–Irvine neighborhoods, but improving trends reduce downside risk versus static or worsening markets. Asset-level measures (lighting, access control, and community engagement) often complement these neighborhood trends and can support leasing and retention.
Proximity to diversified employers supports a broad renter base and commute convenience, with nearby roles spanning packaging, telecom/business services, title & insurance, enterprise technology, and storage hardware. The following anchors help stabilize demand across income bands and skill sets.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (3.6 miles)
- Time Warner Business Class — telecom & business services (8.8 miles)
- First American Financial — title & insurance (8.8 miles) — HQ
- Microsoft Technology Center — enterprise technology (10.6 miles)
- Western Digital — storage hardware (10.8 miles) — HQ
7420 Maple St offers investors a 24-unit, mid-1970s asset in an Inner Suburb location with top-quartile amenity access and balanced neighborhood occupancy. Built in 1976, the property is newer than the area’s average vintage, which can enhance competitive positioning versus older stock; even so, operators should anticipate selective system updates or common-area refreshes to capture value-add upside. Elevated ownership costs in the neighborhood reinforce reliance on multifamily rentals, while the local renter concentration and steady household trends point to a durable tenant base.
Within a 3-mile radius, households have grown alongside rising incomes, supporting achievable rent levels and lease retention. Neighborhood performance metrics — including top-quartile amenities and solid NOI-per-unit positioning — indicate operations can be managed for stability rather than speculative growth, based on CRE market data from WDSuite.
- Inner Suburb location with top-quartile amenity access that supports leasing velocity and retention
- 1976 construction offers relative competitiveness vs. older stock, with targeted upgrade potential
- Renter depth and household growth within 3 miles bolster occupancy stability
- Strong operational context (competitive NOI per unit) supports steady cash flow management
- Risks: affordability pressures and below-median safety vs. metro peers require proactive leasing and property management