| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 51st | Poor |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8882 Heil Ave, Westminster, CA, 92683, US |
| Region / Metro | Westminster |
| Year of Construction | 1972 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8882 Heil Ave, Westminster CA Multifamily Investment
Neighborhood renter-occupied share is elevated and amenities are dense, supporting a broad tenant base and steady leasing, according to WDSuite’s CRE market data. This area’s fundamentals point to durable demand with manageable affordability pressure for professionally managed assets.
Located in Westminster within the Anaheim–Santa Ana–Irvine metro, the neighborhood carries a B+ rating and ranks 187 out of 516 metro neighborhoods, placing it above the metro median for overall performance. Amenity access is a clear strength: grocery density ranks 80 out of 516 (top quartile locally) and restaurant and cafe concentrations register in high national percentiles, translating to daily convenience valued by renters.
Renter-occupied share is 53.2% (neighborhood-level), positioning the area above the metro median for renter concentration and indicating depth in the tenant base for multifamily owners. Neighborhood occupancy stands at 91.8% (neighborhood-level), near the national middle, signaling generally stable leasing with selective competition. Median contract rents and home values both sit in the 95th national percentile, highlighting a high-cost ownership market that typically sustains reliance on multifamily housing and supports pricing power when operations are well managed.
The average neighborhood construction year is 1978 (rank 229 of 516, above metro median). With the subject property built in 1972, investors should plan for ongoing capital expenditures and targeted renovations that can unlock value and sharpen competitive positioning against the slightly newer local stock. Average school ratings are around mid-pack nationally, and pharmacy and park access track in the 80th-plus national percentiles, contributing to broad livability that supports resident retention.
Demographics within a 3-mile radius show households have increased modestly over the last five years while population edged down slightly, suggesting smaller household sizes and a renter pool gradually rebalancing. Looking ahead, forecasts indicate a sizable increase in total households by 2028 alongside a minor population contraction, which typically expands the addressable tenant base and supports occupancy stability for well-located properties, based on commercial real estate analysis from WDSuite.
Safety indicators are mixed and should be underwritten thoughtfully. The neighborhood’s crime rank is 398 out of 516 metro neighborhoods, which is below the metro average, and national percentiles for overall and violent offenses sit in the lower third, indicating comparatively higher incident rates than many U.S. neighborhoods. Property offense estimates declined about 5% year over year, suggesting incremental improvement, but investors should still incorporate prudent security and loss-prevention assumptions.
Nearby employers provide a diversified white-collar base that supports leasing depth and retention through commute convenience. The list below highlights corporate offices within roughly 6–9 miles that align with renter demand in the submarket.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging/industrial offices (6.2 miles)
- First American Financial — title & insurance services (6.7 miles) — HQ
- Xerox — business services (7.8 miles)
- Western Digital — data storage technology (8.5 miles) — HQ
- Pacific Life — insurance & investments (9.1 miles) — HQ
This 72-unit, 1972-vintage asset sits in an amenity-rich pocket of Orange County where renter-occupied share is above the metro median and neighborhood occupancy trends around the national midpoint. Elevated home values and a high value-to-income ratio in the area reinforce reliance on rental housing, supporting depth of demand and potential pricing power for well-operated communities. According to CRE market data from WDSuite, neighborhood rents benchmark high nationally while everyday amenities and services are abundant, factors that underpin resident stickiness.
Relative to the neighborhood’s average 1978 vintage, the property’s earlier construction suggests targeted capex and interior upgrades can drive value-add outcomes and sharpen competitive positioning against slightly newer stock. Demographics within a 3-mile radius point to modest recent household growth and a forecasted rise in total households, even as population trends soften—conditions that typically expand the tenant base and support occupancy stability when paired with effective asset management.
- Amenity-dense location with strong grocery, dining, and services access that supports leasing and retention.
- High-cost ownership market sustains renter demand, aiding pricing power for well-positioned units.
- 1972 vintage creates clear value-add and capex planning opportunities versus the neighborhood’s newer average stock.
- 3-mile household growth and forecasted increases expand the renter pool, supporting occupancy stability.
- Risks: safety metrics below national averages and competitive rent levels require disciplined underwriting and asset management.