| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 54th | Fair |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10550 Bolsa Ave, Garden Grove, CA, 92843, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1978 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10550 Bolsa Ave Garden Grove Multifamily Investment
Neighborhood fundamentals indicate steady renter demand supported by a high-cost ownership market and convenient amenities, according to WDSuite s CRE market data.
Set within Garden Grove s Urban Core, the neighborhood is competitive among Anaheim Santa Ana Irvine neighborhoods (ranked 212 out of 516) for everyday amenities. Nationally, cafes and restaurants are dense for the area (both above the 80th percentile), and pharmacy access is particularly strong (around the 99th percentile). Parks and formal childcare options are limited locally, so on-site features and nearby private providers may matter for retention.
Neighborhood schools average 4.0 out of 5 and rank 107 among 516 metro neighborhoods a top quartile standing that can support leasing to households prioritizing education. Grocery options also test well (above the 80th percentile nationally), reinforcing day-to-day convenience for residents.
The share of housing units that are renter-occupied in the neighborhood is moderate (around a third), indicating a stable but not saturated renter concentration and a diversified tenant base. The neighborhood occupancy rate is about 93.7%, and five-year trends show only a modest pullback, suggesting durable demand and manageable turnover for professionally managed assets.
Within a 3-mile radius, recent years show a slight population contraction but flat household counts, with WDSuite data indicating a projected increase in households alongside smaller average household sizes. This points to a larger number of households relative to population a pattern that can expand the renter pool and support occupancy stability over time.
Home values in the neighborhood sit at a high national percentile, reinforcing reliance on multifamily housing. That said, a rent-to-income ratio near one-third signals some affordability pressure; disciplined lease management and thoughtful renewals can help sustain pricing power while supporting retention.
Crime indicators for the neighborhood track below national averages for safety, with rankings in the lower half among the 516 metro neighborhoods. Recent year data show a mild uptick in both property and violent offenses, so investors should underwrite routine security measures and consider lighting, access control, and resident engagement as part of operating plans.
Contextually, safety outcomes vary across the Anaheim Santa Ana Irvine area; this location is not among the metro s top-performing quartile, but many investors operate successfully with standard protocols and partnerships with local community resources. Monitoring trends and aligning capital plans with practical risk mitigation can support resident satisfaction and retention.
Nearby corporate offices provide a broad white-collar employment base that supports renter demand and commute convenience, including First American Financial, INTERNATIONAL PAPER Cypress Retail Packaging, Xerox, Microsoft Technology Center, and Western Digital.
- First American Financial title & financial services (5.7 miles) HQ
- INTERNATIONAL PAPER Cypress Retail Packaging packaging & manufacturing (6.0 miles)
- Xerox technology & business services (6.0 miles)
- Microsoft Technology Center technology (7.6 miles)
- Western Digital data storage & technology (7.9 miles) HQ
10550 Bolsa Ave offers investors exposure to a mature Orange County rental node where neighborhood occupancy is around the mid-90s and amenity depth supports day-to-day convenience. The asset s 1978 vintage suggests predictable capital planning and selective value-add potential to sharpen competitiveness against newer stock, while the neighborhood s NOI per-unit trends sit above the national median. According to commercial real estate analysis from WDSuite, the area s high-cost ownership market underpins reliance on multifamily, supporting leasing velocity and renewal capture.
Demand is further reinforced by a projected increase in households and declining household sizes within a 3-mile radius, which can expand the renter pool even as population growth moderates. Affordability pressure (rent-to-income near one-third) and mixed safety readings warrant thoughtful lease management, renewal strategies, and routine security investments, but the employment base and schools help anchor long-term fundamentals.
- Established Orange County location with neighborhood occupancy near 94% and competitive amenity access
- 1978 vintage positions for targeted renovations and operational upside
- High-cost ownership context supports renter reliance and pricing power, per WDSuite data
- 3-mile outlook points to more households and smaller sizes, expanding the renter pool
- Risks: affordability pressure (rent-to-income ~1/3), below-average safety readings, limited parks/childcare nearby