$1,425,000
6611 Kingman Ave, Buena Park, CA 90621
Value‑Add Fourplex in Buena Park — Individual Meters, 30% Upside
6 Bed · 6 Bath · 3,400 Sq Ft
Four units, separate meters, central OC location
6
Beds
6
Baths
3,400
Sq Ft
1966
Built
0.14 acres
Lot
None — surface parking and street
Garage
About Kingman Ave
Located steps from Beach Boulevard and Artesia, the Kingman Fourplex at 6611 Kingman Ave is a compact, income‑producing opportunity offered for sale for the first time in over 30 years. The property totals approximately 3,400 square feet across four separately metered units on a 6,146 SF lot. Each unit includes individual gas and electric meters and its own water heater; heating is provided by gas wall units and cooling via window AC — a practical setup that eases utility billing and tenant responsibility.
This asset presents a clear value‑add path: the listing indicates current rents are below market with over 30% upside through unit renovations and re‑pricing. With no statewide rent control applicability reported (per listing), there is potentially more flexibility to bring rents to market levels once the rent roll and lease terms are confirmed. Buyers who refurbish kitchens/baths, upgrade finishes, and enforce market rents should capture meaningful cash‑flow improvements and rapid ROI in this submarket.
Situated in central Buena Park, the location benefits from strong commuter access, nearby retail and dining along Beach Blvd, and regional attractions including Knott’s Berry Farm within a short drive. The building’s 1966 construction reflects solid bones typical of the era; expect cosmetic improvements and systems updates to be the primary capital items. Parking is surface/street — confirm assigned spaces during due diligence.
This offering is ideal for an investor seeking a manageable multifamily property with immediate operational levers: individual meters, simple unit configurations, and proximity to Orange County demand drivers. Request the rent roll, unit floor plans, and schedule a tour to assess the renovation scope and validate the advertised rental upside.
Home Highlights
Property Features
Interior Features
- Individually metered units for gas & electric
- Individual water heaters per unit
- Gas wall heating (per unit)
- Window air conditioning units
Exterior & Lot
- 6,146 SF irregular lot
- Surface parking and street parking
- Low‑rise multifamily neighborhood fabric
- Built 1966 — typical mid‑century construction
Location & Neighborhood
- Near Beach Blvd (Hwy 39) and Artesia Blvd
- Short drive to Knott's Berry Farm & regional retail
- Easy access to major Orange County employment centers
- Neighborhood of single family and low‑rise multifamily
Walkability & Recreation
- Walkability Rating: 68/100
- Nearby parks and community amenities within a few blocks
- Good transit and bus access along Beach Blvd
- Proximity to regional recreational destinations
Neighborhood & Location
This parcel sits in central Buena Park, a mixed residential neighborhood featuring single‑family homes and low‑rise multifamily buildings. The area is defined by convenient north‑south access along Beach Boulevard and east‑west access on Artesia Boulevard, yielding strong connectivity to retail corridors, commuter routes and regional attractions. Day‑to‑day conveniences — grocery, dining and services — are reachable within a short drive; larger employment and entertainment hubs in Anaheim and Fullerton are 10–20 minutes away by car.
Market Insights
Central Buena Park occupies a practical position inside North Orange County where multifamily demand remains steady. Inventory for 2–4 unit properties is limited, keeping buyer competition active. Median single‑family prices in nearby OC pockets have risen modestly year‑over‑year (mid single digits), while small multifamily has been supported by investors seeking yields underwritten against regional rent growth. Days on market for neighborhood multifamily is typically shorter than the county average; well‑positioned value‑add assets quickly draw multiple offers. For this fourplex, underwriting should center on rent roll verification and unit‑level upside; if the broker’s >30% rent increase assertion holds, the acquisition can produce attractive gross yields and short hold stabilization timelines. Confidence: moderate — confirm with detailed comps and leases.
Nearby Schools
Buena Park Elementary (Buena Park School District)
Elementary · 0.5–1.0 mi
Local Intermediate / Middle School (Buena Park School District)
Middle · 1.0–1.5 mi
Buena Park High School (Anaheim Union High School District)
High · 1.5–2.5 mi
Walkability & Recreation
Good access to neighborhood parks, regional attractions and walking routes along major retail corridors. Short drives to larger recreational nodes.
Investment Highlights
- Fourplex with individual gas/electric/water meters — simplifies billing and reduces landlord utilities burden.
- Listed at $1,425,000 — price anchored to recent AVM and small multifamily comps in central Orange County.
- Stated >30% rental upside — immediate value‑add through unit upgrades and rent re‑pricing (verify with rent roll).
- Convenient access to Beach Blvd and Artesia Blvd for commuter and tenant demand.
- Not subject to CA AB 1482 per listing — potentially greater flexibility for rent increases (verify).
Key Findings
- 4‑unit multifamily, 3,400 SF building on a 6,146 SF lot (built 1966).
- Listing price $1,425,000; price per SF approximately $419.
- Units individually metered for gas/electric/water with gas wall heating and window AC.
- Listing claims >30% upside in rental income; current rents likely below market.
- Market area: central Buena Park with strong rental demand and proximity to regional employers/amenities.
Things to Consider
- Rent roll, unit mixes, and current lease terms were not supplied — critical for underwriting.
- Parking is limited (no garage reported) which may affect tenant mix and market rents.
- Physical condition unknown beyond mechanicals listed; likely need for unit renovations to capture projected upside.
- Zoning/code constraints and redevelopment potential should be verified with City of Buena Park.
Opportunity Analysis
Acquire a compact fourplex in central Buena Park priced to allow renovation and rental re‑pricing. The combination of individual meters, proximity to major corridors, and documented rental upside supports a short‑to‑medium term value‑add hold or a stabilized cash‑flow play.
Potential Use Scenarios
- Obtain full rent roll and tenant lease copies immediately; model current vs market rents to validate the 30% upside claim.
- Budget for unit interior upgrades (kitchen/bath cosmetic refreshes) and common area improvements to accelerate rent growth.
- Consider modest capital improvement plan to replace wall heaters with centralized HVAC where feasible (cost‑benefit dependent).
- Negotiate price with tenant transition timing in mind to align renovation schedule and minimize vacancy loss.
Risk Factors
- Unverified rent roll and tenant stability.
- Potential for localized rent stabilization regulations or tenant protections not captured in listing notes.
- Unexpected capital expenditures for deferred maintenance after inspection.
Buyers should conduct independent due diligence before making any purchase decisions.
AI Valuation Estimate
Low
$1280K
Midpoint
$1420K
High
$1560K
$418/SF estimated price per square foot
Estimate anchored to list price and AVM; range reflects typical Orange County small multifamily market where value is influenced by rent roll, condition, and proximity to Beach/Artesia corridors. No live comp pull — verify with broker comps and rent roll.
As of 2026-03-12
This is a computer-generated estimate for informational purposes only and is not an appraisal or professional valuation.
Market & Area Data
Market Trends
Demographics
Buena Park is a mature suburban market with stable population and moderate income growth. Orange County remains tight on inventory for small multifamily, supporting investor interest.
Nearby Points of Interest
- Knott's Berry Farm (~2.5 mi)
- Buena Park Downtown retail corridor (Beach Blvd / La Palma Ave) (~1.5 mi)
Property sits in central Buena Park with quick access to Beach Boulevard and Artesia Boulevard, regional retail and dining corridors, and major commuting routes into central Orange County and north toward LA County.
School District
Market data is based on aggregated public records and may not reflect real-time conditions.
Property Details
Building Details
Lot & Site
Utilities
Zoning & Land Use
Allowed Uses
Tax & Sale History
Tax Assessment
Sale History
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