| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Fair |
| Demographics | 92nd | Best |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 102 Calais St, Laguna Niguel, CA, 92677, US |
| Region / Metro | Laguna Niguel |
| Year of Construction | 1989 |
| Units | 100 |
| Transaction Date | 2016-07-15 |
| Transaction Price | $41,100,000 |
| Buyer | MS Overlook of Laguna Apartment Homes LP |
| Seller | --- |
102 Calais St Laguna Niguel Multifamily Investment
This 100-unit property anchors a neighborhood ranked in the top quartile nationally for demographics, with median household incomes exceeding $168,000 supporting strong rental demand in the Anaheim-Santa Ana-Irvine metro.
Located in Laguna Niguel, this suburban neighborhood ranks 69th among 516 metro neighborhoods, earning an A rating with particularly strong demographics fundamentals. Median household income of $168,456 within a 3-mile radius places this area in the 96th national percentile, while the neighborhood's demographics rank in the 92nd percentile nationwide. These affluent household characteristics support stable rental demand and lease retention potential.
The property's 1989 construction year aligns with the neighborhood average, indicating consistent building stock that may present value-add renovation opportunities for modernization and rent growth. With 23.2% of housing units renter-occupied and median contract rents at $3,189, the area demonstrates established rental market dynamics. However, neighborhood-level occupancy at 85.3% ranks in the 29th percentile nationally, requiring attention to lease management and tenant retention strategies.
Home values averaging $1.72 million create substantial ownership barriers that reinforce rental demand, as elevated purchase costs keep households in the multifamily market. The rent-to-income ratio of 21% suggests manageable affordability for the area's high-earning demographic base. According to CRE market data from WDSuite, the neighborhood's amenity density includes moderate restaurant and cafe access, though park availability ranks last among metro neighborhoods, potentially limiting recreational appeal for families.
Demographic projections within the 3-mile radius show modest population growth of 2.9% through 2028, with household count increasing 24.2% and median income rising to $188,843. This expansion in the renter pool, combined with forecast rent growth to $3,640, supports longer-term occupancy stability and pricing power for well-positioned properties.
Crime metrics show a mixed profile for this Laguna Niguel neighborhood. Property offense rates rank 337th among 516 metro neighborhoods, placing it in the 23rd percentile nationally, indicating higher property crime relative to other areas nationwide. However, the trend direction appears favorable, with property crimes declining 68.1% year-over-year, ranking in the 95th percentile for improvement.
Violent crime presents a more moderate picture, with rates ranking 236th among metro neighborhoods and in the 41st percentile nationally. Similar to property crimes, violent offenses decreased 40.3% year-over-year, ranking in the 81st percentile for improvement trends. While absolute crime levels require monitoring, the significant downward trajectory in both categories suggests improving conditions that may support tenant retention and leasing velocity.
The surrounding Orange County corridor provides access to major corporate employers across technology, financial services, and real estate sectors, supporting workforce housing demand for professional tenants within commuting distance.
- Lennar Homes — homebuilding and real estate (9.9 miles)
- Pacific Life — insurance and financial services (11.4 miles) — HQ
- Western Digital — technology and data storage (12.9 miles) — HQ
- Prudential — financial services (13.1 miles)
- Microsoft Technology Center — technology services (13.3 miles)
This 100-unit property benefits from Laguna Niguel's affluent demographic base, with median household incomes of $168,456 supporting premium rental demand in Orange County's competitive multifamily market. The 1989 construction vintage presents value-add renovation opportunities to capture upside from modernization while the neighborhood's A rating and top-quartile national demographics ranking provide fundamental stability. Forecast household growth of 24.2% through 2028, combined with projected rent increases to $3,640, supports longer-term occupancy and pricing power.
However, current neighborhood-level occupancy of 85.3% ranks in the 29th percentile nationally, requiring focused lease management and potential concession strategies. According to commercial real estate analysis from WDSuite, the area's high home values exceeding $1.7 million reinforce rental demand by maintaining ownership barriers, though operators should monitor competitive positioning given the moderate rental share of 23.2% in the housing mix.
- Top-quartile demographics with $168K median household income supporting premium rents
- Value-add potential from 1989 vintage aligned with neighborhood average
- Forecast 24% household growth and rent increases through 2028
- High ownership costs of $1.7M median home values reinforce rental demand
- Below-average neighborhood occupancy at 85.3% requires active lease management focus