Buena Park Multi-Unit Market Update: What's Active, What Closed, and What the Numbers Say (July 2026)
If you're tracking multi-unit inventory in Buena Park right now, July 2026 is giving you something most OC markets can't — actual closed comps alongside a meaningful active pool. Seven income properties are currently listed across every size tier, from a dated triplex under $900K to an 8-unit apartment building at $2.69M. And three transactions have closed in the past 60 days, including a duplex-plus-ADU that sold $50,000 over list price. That combination of active and closed data gives us a real baseline to work with.
Here's what the MLS shows as of mid-July 2026.
What's Active Right Now
Duplexes
7122 Stanton Ave is listed at $939,000, reduced from its original $1,025,000 — a $86,000 cut since it came on market in October 2025. The property has two 2-bed/1-bath units, separate gas and electric meters, individual A/C units, and in-unit laundry. One unit is currently owner-occupied, and the other rents for $2,600/month ($3,000 pro forma). With the existing tenant in place and the seller contingent on finding a replacement property, this one comes with moving parts — but the price reduction signals real motivation. Before you write an offer on any tenant-occupied multi-unit in Orange County, the pre-offer checklist matters more than most buyers realize — especially when a concurrent escrow contingency is involved.
Triplexes
6032 Homewood is Buena Park's only active triplex right now, listed at $889,900. Three independent structures on one lot — no common walls — with a main house (3/1, ~1,054 sqft) and two studio-style rear units (~401 sqft and ~305 sqft). Gross scheduled income is reported at $42,000 annually, with current rents at $2,000/$800/$700. Pro forma rents suggest $5,960/month ($71,520 annually) — a wide gap from in-place income, which reflects both the units' dated condition and the fact that this property needs significant work. The listing is explicit about it: price reflects condition.
For investors, this is the entry-level house-hacking setup in Buena Park's current multi-unit inventory. Buena Park's investment thesis is built on exactly this type of property — three-income structures where you can live in the main house and let the rear units cover a significant portion of the mortgage. At $505/sqft on 1,760 sqft of improvements, the pricing is aggressive enough to leave room for capital improvements.
This is also worth noting: city records classify this property as an SFR, and all three structures were built before the property was purchased in 1981. Buyer verification of square footage and permits is essential before closing.
4-Unit Properties
The quadplex tier is where most of Buena Park's current multi-unit inventory sits — four active listings ranging from $1,350,000 to $1,650,000.
6611 Kingman Ave is listed at $1,350,000 (reduced from $1,425,000) and represents the most compelling value-add play among the active fourplexes. The listing advertises over 30% upside in rental income — in-place rents running significantly below market on a property that's been on the same block for nearly 30 years. NOI is reported at $39,188 on GSI of $70,200. Individual gas and electric meters, common area laundry. At $397/sqft on 3,400 sqft, this is the most aggressively priced quadplex in the current active pool. The value-add runway is real, but verify the income gap against actual leases rather than seller projections.
7596 Fillmore is listed at $1,499,000 and is the strongest income performer in the active fourplex tier. NOI of $95,430 on GSI of $119,340 — that's an expense ratio of approximately 20%, tight even for a well-maintained fourplex. The unit mix is two 2/1 units with 2-car garages and two 1/1 units with 1-car garages, all single-level, near Knott's Berry Farm. Each unit has in-unit laundry hookups. At $483/sqft and this income profile, buyers need to validate the expense load before attributing that NOI to their own underwriting — reported NOI figures always come from the seller and should be verified against actual leases and operating history.
7581 Fillmore (directly across the street from 7596) is listed at $1,650,000. This fourplex has been recently updated and carries a listed cap rate of 5.05% — NOI $83,381 on GSI of $104,400. Unit mix: two 2/1 units and two 1/1 units, all with individual garages, separate meters for electric, gas, and shared water meter. Ductless cooling throughout. Rent control applies on this one (flagged in the MLS), which is a meaningful constraint on the value-add underwriting if below-market rents exist.
Under California's AB 1482 Tenant Protection Act, most multi-family properties built before 2005 are subject to annual rent increase caps and just-cause eviction requirements statewide. 7581 Fillmore was built in 1962 — factor the rent increase cap into your year-over-year income projections.
7545 Jackson Way is the fourth active fourplex, listed at $1,650,000. All four units are 2/1, each with an individual enclosed garage, and the property has been tenanted long-term. NOI of $57,226 on GSI of $88,980 — the lower NOI relative to 7581 Fillmore at the same price reflects a higher expense load ($31,754 in operating costs, driven primarily by taxes and trash). The pro forma for each unit is $2,300/month against current rents of $1,815–$1,860 — a modest but real upside gap on units that are likely well below market due to long-term tenant retention.
8-Unit
5941 Kingman Ave is the largest asset in the current active pool — an 8-unit multifamily listed at $2,690,000 (reduced from $2,950,000), with a 4.8% cap rate on NOI of $129,249. The unit mix is six 2/2 units and two 3/2 units, averaging over 1,000 sqft per unit, with covered and surface parking, two laundry facilities, and a landscaped central courtyard. Individual meters for electric and gas. The property has been on the MLS since August 2025, and the $260,000 price reduction reflects the time it's taken to find a buyer at the right number.
Cypress College and Cal State Fullerton are nearby, and the CSUF campus generates consistent rental demand from students and staff that directly benefits Buena Park's renter base — particularly for larger-unit assets like this that appeal to roommate households and working families.
At $308/sqft, this is priced more aggressively per square foot than any other active listing in the pool. For a well-capitalized investor running 1031 exchange proceeds or institutional-grade capital, this is the most institutional-scale asset currently available in the Buena Park multi-unit market.
What Closed
Three transactions have closed in the past 60 days — a meaningful comp set for a city that doesn't turn over its income properties frequently.
8101 Taylor closed May 28 at $1,250,000 — $50,000 over its $1,199,990 list price, with only 4 days on market. This was a duplex with a newly built ADU on a single lot: a front SFR (3/1) plus a separate 3/2 ADU, both fully remodeled with modern kitchens, updated plumbing, quartz countertops, and separate entrances. Current rents were $3,000 and $3,500/month — $78,000 gross annually — with NOI of $65,340. The buyer financed with a cash-to-loan structure and received a $30,000 concession package ($25,000 buyer broker fee + $5,000 repair credit).
This sale matters for one reason: it's the only comp in this pool where a permitted ADU was the central investment thesis, and it sold over ask with minimal days on market. California's ADU law has created a category of income property — the front house plus ADU setup — that appeals simultaneously to owner-occupants, house-hackers, and yield-focused investors. The Taylor comp confirms that buyer pool is active and competitive in Buena Park right now.
5822 Fullerton Ave (Beach Ranch) closed July 14 — just three days ago — at $2,100,000 against a $2,200,000 list price. A 5-unit property with 7 single-car garages, a separate laundry room, and townhome-style units (four 2/1.5 units with private patios plus a 3/2.5 owner/manager unit with private balcony). Cap rate of 5.11% on NOI of $114,906. GSI was $165,840 with a gross multiplier of 13.26. Fully occupied. The property had been on the MLS since August 2025 — over 10 months — before closing at a 4.5% discount from ask. This is the clearest signal in the closed data set that seller patience, not pricing perfection, is what's moving larger assets.
5791 Kingman Ave closed June 3 at $3,325,000, essentially at the $3,350,000 list price with just 9 days on market. A 10-unit building — all 2/1 units — with $380,000 in recent capital improvements, renovated kitchens and bathrooms in select units, individual garages and surface parking, private balconies on upstairs units and yard spaces on downstairs units. Cap rate of 4.8% on NOI of $160,732. This was a Marcus & Millichap listing, and it attracted a 1031 exchange buyer who closed cash to new loan with $66,500 in buyer broker fee concession.
The contrast between 5791 Kingman (9 days, essentially full price) and 5822 Fullerton (241 days, 4.5% below ask) illustrates a clear pattern in this market: well-prepared assets with verified income and institutional marketing sell fast and clean; assets that require buyer patience to discover their value sit.
What the Numbers Say
Cap rate range: Across the active and closed inventory where cap rates are reported, Buena Park multi-unit runs from approximately 4.8% (5941 Kingman 8-unit, 5791 Kingman 10-unit closed) to 5.11% (5822 Fullerton closed) to a seller-stated 5.05% (7581 Fillmore active). That's a tight band for assets ranging from $1.65M to $3.35M — consistent with what we're seeing across North OC right now. For comparison, Anaheim's July 2026 active multi-unit pool shows cap rates running 4.38%–5.53%, with Buena Park clustering in the middle of that range.
Price per unit: The active inventory ranges from $297/unit (5941 Kingman 8-unit) to $469,500/unit (7122 Stanton duplex). The fourplex tier sits roughly $337,000–$412,500 per unit, which is consistent with the closed data ($250,000/unit for 5791 Kingman 10-unit, $420,000/unit for 5822 Fullerton 5-unit, $625,000/unit for 8101 Taylor duplex+ADU).
Price reductions: At least three of the seven active listings have been reduced from original ask. 7122 Stanton (-$86,000), 6611 Kingman (-$75,000), and 5941 Kingman (-$260,000) have all been cut. The 8-unit on Kingman has been active since August 2025. That pattern — extended days on market plus meaningful price cuts — is consistent with a market where buyers are disciplined and sellers who came in high have had to adjust.
The ADU comp is the outlier: 8101 Taylor sold $50K over ask in 4 days. Nothing else in this data set cleared list price or moved that quickly. If you own a property in Buena Park with a permitted ADU — or you're evaluating one — the Taylor comp is telling you something about where the buyer pool has the most conviction right now. What you need to know before buying a property with an existing ADU covers the due diligence specifics, including permit status, utility configuration, and how lenders treat ADU income differently depending on whether the unit is existing and documented vs. projected.
NOI credibility: Every NOI figure in this post comes from the seller's listing. Before you build a model around any of these numbers, verify gross scheduled income against actual executed leases, confirm operating expense line items, and run your own pro forma. The gap between seller-stated cap rate and buyer-verified cap rate can be material — Fannie Mae's appraisal guidelines require independent verification of income for multi-unit properties, and your lender's appraiser will apply that same scrutiny.
Rent Control: Know Before You Buy
Two of the seven active listings carry a rent control designation in the MLS: 7581 Fillmore and 7545 Jackson Way. The other five active listings — including the triplex and duplex — are flagged as no rent control.
Under California's AB 1482, most multi-family properties built before 2005 are subject to statewide annual rent increase caps regardless of whether a city-level ordinance applies. All active Buena Park listings were built between 1941 and 1966 — meaning statewide tenant protections apply across the board, even on properties not specifically flagged as rent controlled.
For investors modeling a below-market-rent value-add thesis, this shapes your timeline. You can still capture upside — but the rate at which you can close the gap between current rents and market rents is constrained by the annual cap.
What This Market Is Telling Sellers
If you own a multi-unit in Buena Park and you're looking at this active inventory alongside the three recent closings, the message is clear: well-positioned assets sell quickly and at or above ask (5791 Kingman in 9 days, 8101 Taylor in 4 days over ask). Assets that come to market at aspirational prices sit for months and absorb reductions (5822 Fullerton, 5941 Kingman, 7122 Stanton). The difference isn't the property — it's the pricing and the income presentation.
If your Buena Park multi-unit has been sitting, or you're trying to understand where your asset fits in this comp set, the reasons multifamily listings in Anaheim don't sell applies directly to Buena Park — the same valuation frameworks, the same income presentation requirements, the same buyer psychology. Same city block, different zip code.
What This Market Is Telling Buyers
The active inventory is giving you options across every size tier from $889,900 to $2.69M — with three of seven listings showing price reductions and one (5941 Kingman) having sat since August 2025. That's negotiating room, but it doesn't mean these assets are mispriced across the board.
The stronger fourplexes — 7596 Fillmore in particular — are priced to reflect real income, and if those expense ratios hold under independent verification, they'll attract buyers quickly. The Kingman 8-unit at 4.8% cap is a different conversation at a $2.69M price point: you're betting on a long-term hold in a strong demand corridor, not a yield-out-of-the-box story.
The three SoCal investment benefits that stack into real wealth — cash flow, principal paydown, and appreciation — run simultaneously on assets like these. Buena Park doesn't deliver outsized immediate cap rates at current pricing and today's rates. What it delivers is durable renter demand, a freeway-connected location that keeps vacancy low, and a market that's demonstrably not overbuilt. At the right entry price and with verified income, the five- to seven-year hold math works.
If you want to run the numbers on any of these listings — or want to understand what your Buena Park multi-unit is worth relative to this comp set — I'm available. I track this market monthly.
Dylan Serna | ADU Specialist | adurealtor.net
