| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Fair |
| Demographics | 74th | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 23651 Cambridge Cir, Laguna Niguel, CA, 92677, US |
| Region / Metro | Laguna Niguel |
| Year of Construction | 1984 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
23651 Cambridge Cir, Laguna Niguel Multifamily Investment
In a high-cost ownership pocket of Orange County, neighborhood occupancy has held in the mid-90s while renter demand is supported by strong incomes and quality schools, according to WDSuite s CRE market data. For investors, the combination points to steady leasing with potential to optimize rents through targeted upgrades.
The property sits in an A-rated, Inner Suburb location that ranks in the top quartile among 516 metro neighborhoods, per WDSuite. Relative to the metro and national landscape, this area offers stable occupancy and a family-oriented tenant base, with neighborhood renter-occupied share around one-third supporting depth of demand without the turnover typical of urban cores.
Livability drivers skew toward households seeking convenience: pharmacies and groceries are dense for the area, parks access is strong, and childcare availability ranks near the top of the metro. Caf e9 density is limited, but restaurants are reasonably represented. Average school ratings near 4 of 5 (above most U.S. neighborhoods) reinforce demand from households prioritizing education and longer tenures.
Home values are elevated versus national norms, typical for coastal Orange County. In practice, a high-cost ownership market helps sustain reliance on multifamily housing, supporting pricing power and lease retention for well-maintained assets.
Demographic statistics are aggregated within a 3-mile radius. Over the last five years, population edged down modestly while household counts were stable; forward-looking projections indicate population growth and a notable increase in households alongside smaller average household sizes. For multifamily investors, that suggests a larger tenant base and steady absorption potential rather than dependence on in-migration alone for demand, based on commercial real estate analysis from WDSuite.
Safety compares favorably to national norms in this part of Orange County. Violent-offense exposure tracks above the national median for safety, and property-offense rates have improved markedly year over year, according to WDSuite s CRE market data.
Investors should view the trend as constructive: improving property-crime momentum and an overall profile that is safer than many neighborhoods nationwide support resident retention and leasing stability. As always, conditions can vary by block and over time; prudent underwriting should incorporate on-the-ground checks and recent comps.
The local employment base blends corporate offices and professional services within typical commuting range, which supports renter demand and retention for workforce and executive tenants. Key nearby employers include Lennar Homes, Pacific Life, Western Digital, Prudential, and the Microsoft Technology Center.
- Lennar Homes homebuilding (8.3 miles)
- Pacific Life insurance (11.1 miles) HQ
- Western Digital data storage (12.0 miles) HQ
- Prudential financial services (12.2 miles)
- Microsoft Technology Center technology services (12.3 miles)
Constructed in 1984, this 56-unit asset with large average floor plans offers competitive positioning versus older neighborhood stock while still presenting scope for modernization of systems and finishes. According to CRE market data from WDSuite, neighborhood occupancy is steady and renter demand benefits from strong household incomes, quality schools, and a high-cost ownership market that reinforces reliance on rentals.
Forward demographic projections (3-mile radius) indicate population growth, a meaningful increase in households, and smaller household sizes all supportive of a larger tenant base and stable absorption. Elevated home values reduce direct competition from entry-level ownership, while rent-to-income metrics signal manageable affordability pressure relative to area incomes. Primary risks include premium rent positioning and recent variability in population trends, which warrant disciplined lease management and ongoing capital planning.
- Large-unit 1984 vintage creates value-add potential through selective modernization
- High-cost ownership market supports rental reliance and pricing power
- Strong schools, amenities, and major employers underpin tenant retention
- 3-mile outlook shows more households and smaller sizes, expanding renter pool
- Risk: premium rents and recent population softness require careful lease and capex strategy