| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Good |
| Demographics | 63rd | Fair |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 755 E Date St, Brea, CA, 92821, US |
| Region / Metro | Brea |
| Year of Construction | 1973 |
| Units | 74 |
| Transaction Date | 2022-12-22 |
| Transaction Price | $27,250,000 |
| Buyer | 755 E DATE LLC |
| Seller | BIGGERS CLARK |
755 E Date St, Brea Multifamily Value-Add Positioning
Renter demand is supported by a high-cost ownership market and solid neighborhood occupancy, according to WDSuite’s CRE market data. For investors, the combination points to durable leasing with room to enhance operations through targeted upgrades.
The property sits in Brea’s Inner Suburb context within the Anaheim–Santa Ana–Irvine metro, where neighborhood livability helps sustain multifamily demand. Amenities are a relative strength: the area ranks 32nd among 516 metro neighborhoods for amenity access and is top quartile nationally, with particularly dense restaurant and café options that support walkable daily needs. Grocery, parks, and pharmacies also score above national medians, adding to day-to-day convenience that can aid resident retention.
Local housing dynamics are constructive for investors. The neighborhood’s renter concentration is about 56% of housing units being renter-occupied, indicating a deep tenant base for multifamily. Neighborhood occupancy is above the national median, though it tracks below the metro median, suggesting steady leasing conditions without the froth seen in the metro’s tightest submarkets. Median contract rents in the neighborhood are high relative to the nation, but a rent-to-income profile that sits on the lower side nationally points to manageable affordability pressure and potential for stable lease terms.
Within a 3-mile radius, population and household counts have been expanding and are projected to continue rising, which supports a larger tenant base over time. The area’s income distribution skews toward higher-earning households compared with national norms, and forecasts point to further growth in mean and median incomes, which can underpin pricing power for well-positioned assets. Average household size is edging lower in forecasts, a trend that can modestly expand demand for rental units as more, smaller households form.
Vintage factors matter in this submarket: the average neighborhood construction year trends newer (around 1990). With a 1973 build, this asset is older than the local average, which may warrant capital planning for systems, exteriors, and interiors. That gap also creates potential value-add and repositioning opportunities to compete effectively against newer stock, especially given the neighborhood’s amenity access and above-median national occupancy backdrop.
Schools in the neighborhood rate slightly above national medians, and overall neighborhood fundamentals rank 53rd of 516 in the metro (A rating), indicating performance that is competitive among Anaheim–Santa Ana–Irvine neighborhoods. Elevated home values relative to incomes characterize a high-cost ownership market, which tends to sustain reliance on multifamily rentals and can support lease retention.
Neighborhood safety trends compare favorably in a broader context. The area ranks 30th out of 516 metro neighborhoods on crime, placing it competitive among Anaheim–Santa Ana–Irvine neighborhoods and in the upper tiers nationally. National percentile readings indicate stronger-than-average safety compared with many U.S. neighborhoods.
Property-related incidents have shown a notable year-over-year decline, and current estimates place the neighborhood in a high national percentile for safety on property offenses. Violent offense estimates also sit above national medians for safety. While conditions can vary by block and over time, the comparative data suggests a supportive backdrop for resident retention and leasing stability.
Nearby corporate offices provide a diverse employment base that supports renter demand and commute convenience for workforce tenants, including United Technologies, LKQ, Time Warner Business Class, International Paper, and Chevron.
- United Technologies — aerospace & industrial (1.9 miles)
- LKQ — automotive parts (8.4 miles)
- Time Warner Business Class — telecommunications (10.0 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (10.7 miles)
- Chevron — energy offices (13.3 miles)
This 74-unit, 1973-vintage asset in Brea offers a pragmatic value-add angle: an older build relative to the neighborhood’s newer average positions renovations to lift competitive standing against more modern stock. Demand signals are constructive—renter concentration is elevated, homeownership costs are high for the area, and neighborhood occupancy trends above the national median—supporting a broad tenant base and potential for steady leasing. Based on CRE market data from WDSuite, amenity access ranks well within the metro and nationally, reinforcing livability advantages that can aid retention and renewal rates.
Within a 3-mile radius, population and households have grown and are projected to continue expanding, with incomes trending higher—factors that generally support multifamily absorption and pricing power for well-maintained properties. The key execution focus is capital planning for aging systems and strategic interior upgrades to align with neighborhood expectations while managing affordability pressure to sustain occupancy stability.
- Older 1973 vintage creates clear value-add potential through targeted renovations
- Elevated renter-occupied share and high-cost ownership market support durable tenant demand
- Strong amenity access and above-national-median occupancy aid retention and leasing stability
- 3-mile population and household growth, with rising incomes, expands the renter pool
- Risks: older systems/capex needs and competition from newer metro assets require disciplined execution