Retrofit Atlas

Office parks · California

5600 Beach Boulevard: Shopoff and Lennar on the Former Amway Campus

Imported, unreviewedRedevelopedRetrofit approvedBuena Park, CA

Approved housing project on former Amway campus (13.8 acres), $60M sale, 281 units, density bonus used, market validated. · summary, model-written

Claim this site Reach the owner
More
Download dossier (PDF) · early access Download record (JSON) API Share LinkedIn Correct this record

Solid = from the authors' map · outlined = public source · dashed = model-written, not yet reviewed by a person. Tap any value's source label to see where it came from. documented = a quoted excerpt (click to read it) · reported = a source named, no excerpt yet · no source.

Map view. No verified photo yet. Send one.

Site profile9 elements · what this site is built with · tap a chip for the evidence

Finance and pipeline
Retrofit in the pipelineThis site: …approved newtypes-extraction · all sites with this
Sold since 2020This site: 2025 Shopoff Realty Investments research-deals · all sites with this
Place
3+ other atlas sites within 10 kmThis site: 7 within 10 km computed · all sites with this
County permitting 2,000+ apartment units a yearThis site: 3,839 units, Orange County census-bps · all sites with this
County typical rent $2,000+This site: $3,251/mo zillow · all sites with this
Shrinking countyThis site: -0.0% census-acs · all sites with this
Strategy
RedevelopedThis site: record · all sites with this
New use
HousingThis site: …new_use field record · all sites with this
Park and open spaceThis site: Approved by Buena Park City Council. record · all sites with this

All elements and lists · Trends

Now

StatusRetrofit approvednewtypes-extraction reported
StrategyRedevelopment, approvedWikipedia no source
New useshousingWikipedia no source

History and original facts

AnchorsAmway
CountyOrange County
Census division9 · Pacific
NotesDraft from ocrealestateinc.com, model-extracted, unreviewed: The former 14-acre Amway corporate campus at 5600 Beach Boulevard is being redeveloped into 281 residential units by Shopoff Realty Investments and Lennar Homes, approved in June 2026.

Not yet recorded: acres, GLA, year opened, original developer, what is there now, retrofit year. Know it? Tell us.

Planning

Zoning changestate density bonus, allowing the full 281-unit program without expanding beyond the 13.8-acre site boundarynewtypes-extraction
Entitlement year2026Wikipedia no source
Planning notesApproved by Buena Park City Council.Wikipedia no source

Deals and debt

DateEventPricePartiesSource
2025Sold$60.0M closedShopoff Realty Investments ← Amwayocrealestateinc.com

Site context

Housing permits, Orange County (CA), 20243,839 units in 5+ unit buildings, 462 in 2–4, 2,671 single-family; 2023: 3,440 in 5+Census BPS
Other atlas sites nearby7 within 10 km, 23 within 25 km: Village at Buena Park (0.0 km); La Mirada Mall (2.1 km); Buena Park Downtown (3.9 km); La Habra Fashion Square (5.3 km); Whittwood Mall (7.1 km)computed
Retail trade in the county, 2025 (BLS QCEW)142,472 jobs in 9,812 establishments; average annual pay $51,666; employment location quotient 0.87; employment -1.1% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 20222,021 jobs; 286 in retail trade, 377 in accommodation and food (workplace blocks summed to tract 06059110607)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)children of low-income (25th percentile) families reached the 50th income percentile as adults; 1.8% incarcerated at the 2010 count (471 children in the sample); born 1978–83, measured 2014–15Opportunity Insights
Food access (USDA FARA 2019, 2010 tract)not a low-access tract at 1 mile; poverty rate 13.5%; median family income $77,455; 60 SNAP householdsUSDA ERS
SchoolsFullerton Joint Union High School District (09-12); 3 public schools within 1 mile: Gordon H. Beatty Middle; Charles G. Emery Elementary; Carl E. Gilbert ElementaryNCES EDGE
Elevation70 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025140 county-logged events: 49 flood, 43 heavy rain, 24 flash flood, 10 thunderstorm wind; $1,361,500 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 90621, 2026-09median list price $872,175 (-1.0% on the year); 33 active listings; median 52 days on market; 15% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 20239,840 establishments (+5%); 146,724 jobs (+3%)Census CBP
Housing market in the countytypical home value $1.2M (+3% 1 yr, +37% 5 yr); typical rent $3,251/mo (+3% 1 yr), 2026-09Zillow Research
Traffic on the busiest road within 600 m (2024)21,347 vehicles a day (minor arterial, 2 lanes); 15 counted segmentsFHWA HPMS

Summary, model-written

Buena Park City Council approved a 281-unit housing project on the former Amway corporate campus (13.8 acres) in 2026. Shopoff Realty purchased the site from Amway for $60M in 2025. The project uses a state density bonus to build without expanding the site boundary.

Why. The project is approved and under construction (per context cluster), with housing market data showing median rent at $2,352 and strong ZHVI ($1.17M) and ZORI ($3,251) in Orange County. Nearby projects include the under-construction Village at Buena Park (0km) and La Mirada Mall (2.1km).

Where it stands. Status: Approved. Entitlements finalized for 2026. Construction activity noted in 2024 permits (2,671 units planned).

For a planner

  • Project aligns with city's housing strategy (approved by council). Site boundary is fixed (13.8 acres). Traffic: minor arterial road (2 lanes, 15 segments within 600m).
  • unknowns: No construction start date, no environmental review details, and traffic class details (e.g., road name) are missing.

For a developer

  • Market validated: $2,352 median rent, $3,251 ZORI. Nearby housing projects (Village at Buena Park) are also under construction. No need for additional zoning beyond density bonus.

What we do not know yet

  • Traffic data lacks road name/class specifics. No community feedback or timeline for construction start.

Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.

Similar sites

Elsewhere on the web

Search images: Google · Bing · Commons · references: ULI case studies · Google Scholar

Multifamily screen

  • already in play: under construction, approved, or sold to a developer with housing plans
  • median rent $2,352
  • housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

Timeline

  1. 2025 Shopoff Realty Investments purchased the property
  2. 2026 Buena Park City Council approved the project

Sources

  • Buena Park New Development: Beach Blvd Housing Guide 2026
    3 quoted sentences
    5600 Beach Boulevard: Shopoff and Lennar on the Former Amway Campus
    Irvine-based Shopoff Realty Investments purchased the property in 2025 for approximately $60 million
    The Buena Park City Council approved the project in June 2026.

More in California

Desert Plaza Fashion MallDesert Plaza Fashion MallPalm Springs, CA · 2013Redeveloped · Redevelopment: mixed use, restored street gridDowntown PlazaDowntown PlazaSacramento, CA · 2017Redeveloped · Redevelopment: arena, retail, hotel, restored streetsIndian Hill MallIndian Hill MallPomona, CA · 1995Reinhabited · Reinhabitation: education and officeLa Mirada MallLa Mirada MallLa Mirada, CA · 1990Redeveloped · Redevelopment: retail, entertainment and residentialLong Beach PlazaLong Beach PlazaLong Beach, CA · 2017Redeveloped · Reinhabited · Redevelopment: retail, entertainment, restored street grid Partial…Mayfield MallMayfield MallMountain View, CA · 2013Reinhabited · Reinhabitation: office