| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 46th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10542 Westminster Ave, Garden Grove, CA, 92843, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1976 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10542 Westminster Ave Garden Grove Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data. These are neighborhood-level metrics, not property-specific, and suggest stable leasing conditions in Garden Grove.
Located in Garden Grove’s Urban Core within the Anaheim–Santa Ana–Irvine metro, the neighborhood shows resilient renter demand. Neighborhood occupancy is strong (ranked 119 out of 516 metro neighborhoods and in a high national percentile), indicating above-metro stability for operators; this is a neighborhood-level occupancy indicator, not for the property. The area’s renter-occupied share is also elevated, supporting depth of the tenant base for a 36-unit asset.
Amenity access is a local strength. Cafes and restaurants are plentiful (competitive metro ranks with very high national percentiles), and grocery options are similarly dense, which supports everyday livability and leasing stickiness. Average school ratings trend in the top quartile nationally with a solid metro rank (107 of 516), a competitive signal for family-oriented demand relative to many urban-core subareas.
The property’s 1976 vintage is slightly newer than the neighborhood’s average construction year (1966). For investors, that suggests a practical path to value creation via targeted modernization and systems upgrades to differentiate from older nearby stock while planning for lifecycle CapEx typical of 1970s construction.
Within a 3-mile radius, demographic data show mixed but investable signals: recent population softened modestly while household counts edged higher, and projections indicate notable household growth alongside smaller average household sizes. That combination can expand the renter pool and support occupancy stability for well-positioned multifamily assets. Elevated home values relative to incomes (high national percentile for value-to-income) signal a high-cost ownership market, which generally sustains reliance on rental housing and can aid lease retention. Rent-to-income levels track in a lower national percentile, pointing to manageable affordability pressure that supports pricing discipline and renewals.
Neighborhood safety indicators compare favorably in the regional context, with crime ranks that are above the metro average (e.g., strong positions such as 56 out of 516). Nationally, the neighborhood sits in a higher safety percentile compared with many urban peers. Recent data also show a meaningful decline in property offenses year over year (a top-tier improvement nationally), while violent offense trends should continue to be monitored. These are neighborhood-level measures and not specific to the property or block.
The employment base nearby spans packaging, technology, title insurance, and data storage—supporting a broad commuter tenant pool and retention for workforce and professional renters: International Paper, Xerox, First American Financial, Microsoft Technology Center, and Western Digital.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (5.4 miles)
- Xerox — technology services (6.1 miles)
- First American Financial — title insurance (6.3 miles) — HQ
- Microsoft Technology Center — technology (8.4 miles)
- Western Digital — data storage (8.6 miles) — HQ
This 36-unit, 1976-vintage asset benefits from neighborhood occupancy that sits above the metro median and in a high national percentile, supporting stable leasing conditions for operators—based on CRE market data from WDSuite. The nearby amenity density (food, cafes, and groceries) and competitive school ratings enhance livability, aiding renewals and marketing velocity. High-cost ownership conditions in the area reinforce renter reliance on multifamily, while lower rent-to-income positioning suggests manageable affordability pressure for tenants.
Value-add potential is clear given the vintage: targeted interior updates and building systems modernization can improve competitive standing versus older local inventory. Within a 3-mile radius, forecasts point to household growth and smaller household sizes, which can expand the renter pool and support occupancy stability for well-located properties. Key watch items include ongoing monitoring of violent offense trends and limited park/childcare density relative to other neighborhoods.
- Neighborhood occupancy is strong relative to metro and nationally, supporting stable leasing
- 1976 vintage offers practical value-add via interiors and systems upgrades
- Amenity and school access bolster retention and day-to-day livability
- High-cost ownership market sustains rental demand; rent-to-income suggests manageable pressure
- Risks: monitor safety trends and limited park/childcare density; execute disciplined CapEx planning