| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Fair |
| Demographics | 85th | Best |
| Amenities | 21st | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2 Pine Valley Ln, Newport Beach, CA, 92660, US |
| Region / Metro | Newport Beach |
| Year of Construction | 1972 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2 Pine Valley Ln Newport Beach Multifamily Opportunity
Positioned in a high-cost ownership market, the asset benefits from durable renter demand and an affluent tenant base, according to WDSuite’s CRE market data. Investor focus centers on rentability and modernization potential in a supply-constrained coastal corridor.
Newport Beach’s inner-suburban setting offers lifestyle appeal and strong incomes, with neighborhood demographics ranked in the upper tier of the metro and high national percentiles. While immediate retail density is lighter than core urban pockets, the broader area supplies daily needs and employment access that support leasing for professionally managed multifamily.
Rents in the neighborhood are among the highest nationally, reflecting an ownership market with elevated home values. This dynamic generally sustains renter reliance on multifamily housing and can support pricing power and lease retention for well-maintained assets. At the same time, the neighborhood’s occupancy level sits below national median benchmarks, signaling the need for active leasing and asset management to sustain stabilization through seasons and renewals.
Tenure patterns indicate a meaningful renter base. The neighborhood shows a renter-occupied share of housing units at roughly one-third, while demographics aggregated within a 3-mile radius show roughly half of housing units renter-occupied. For investors, this mix points to depth in the tenant pool and recurring leasing opportunities, particularly for renovated units.
Within a 3-mile radius, recent years show modest population softening but a forecasted return to growth alongside an increase in households. Rising household counts and income levels support a larger tenant base and potential absorption, even as household composition shifts. For a 1972 vintage property, targeted renovations can capture demand from renters seeking updated finishes and reliable systems in a high-income submarket.
Safety trends should be viewed in metro context. The neighborhood’s crime ranking places it below the metro median among 516 Anaheim–Santa Ana–Irvine neighborhoods and below national medians, indicating investors should underwrite standard security measures and attentive property operations. Year-over-year changes in both property and violent incidents are up, so maintaining lighting, access controls, and vendor partnerships remains prudent for resident retention and reputation.
Nearby corporate offices anchor white-collar employment and support renter demand through convenient commutes. Key employers within a short drive include Pacific Life, Prudential, Western Digital, Microsoft Technology Center, and First American Financial.
- Pacific Life — insurance (0.5 miles) — HQ
- Prudential — financial services (4.0 miles)
- Western Digital — data storage & technology (4.0 miles) — HQ
- Microsoft Technology Center — technology services (4.4 miles)
- First American Financial Corporation — title & financial services (5.8 miles)
This 74-unit, 1972 vintage asset in Newport Beach competes in a high-income, high-cost ownership market where renter reliance on quality multifamily stock supports leasing durability. Based on CRE market data from WDSuite, neighborhood rents track among the highest nationally while rent-to-income levels suggest room for disciplined rent management; however, occupancy trends below national medians point to the importance of active marketing and renewals.
Vintage creates a straightforward value-add angle: selective interior updates, systems upgrades, and curb appeal can enhance competitiveness against newer stock and capture demand from the sizable renter base indicated within the 3-mile radius. Forward-looking household growth and strong employment access further support absorption, though investors should account for amenity-light blocks and monitor safety trends when planning capital and operations.
- High-cost ownership market reinforces multifamily demand and supports pricing power for renovated units
- 1972 vintage enables value-add through interior modernization and building systems planning
- Strong nearby employment nodes (finance and technology) underpin tenant base and retention
- Demographic outlook within 3 miles shows growing households, supporting leasing and absorption
- Risks: below-median neighborhood occupancy and softer safety metrics require hands-on operations