| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 51st | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10931 Acacia Pkwy, Garden Grove, CA, 92840, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1979 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
10931 Acacia Pkwy Garden Grove Multifamily Opportunity
Neighborhood fundamentals show steady renter demand and above-national occupancy for the area, according to CRE market data from WDSuite. Insights reflect neighborhood-level metrics, not property performance.
The property sits in Garden Grove an Urban Core setting within the Anaheim Santa Ana Irvine metro that scores a B+ and ranks 165 among 516 neighborhoods, making it competitive within the metro. Area occupancy is above national norms, supporting income stability at the neighborhood level rather than indicating property performance. A renter-occupied share around the majority of units at the neighborhood level signals depth in the tenant base and supports prospective leasing.
Daily conveniences are strong for residents: restaurants, grocery, pharmacies, cafes, and childcare are each in the top quartile nationally, indicating dense retail and service options that tend to bolster retention. Average school ratings trend above the national median (about mid-3s on a 5-point scale), which can help stabilize family-oriented demand.
Pricing context favors rentals: neighborhood home values are elevated versus national benchmarks and value-to-income ratios are high, typical of Orange County conditions that reinforce reliance on multifamily housing and can support pricing power with prudent lease management. Median contract rents and incomes trend above national medians, suggesting some affordability pressure to monitor; keeping renewal strategies disciplined should help balance occupancy and rent growth.
Within a 3-mile radius, WDSuite s demographic rollups indicate a slight population contraction alongside a small increase in households today and a projected expansion in households over the next five years. That mix implies smaller average household sizes and a broader renter pool over time dynamics that typically support occupancy stability and deepen demand for well-located workforce housing.
Safety trends are mixed when viewed in context. Relative to the 516 neighborhoods in the Anaheim Santa Ana Irvine metro, crime ranks suggest parts of the area experience more incidents than metro medians. At the same time, national comparisons place the neighborhood above the U.S. median for overall safety, with violent and property offense indicators benchmarking better than many neighborhoods nationwide. Investors should underwrite to neighborhood-level conditions rather than block-level assumptions and confirm trends with current data.
Nearby corporate offices provide a diversified white-collar employment base that can support renter demand and retention, particularly for residents prioritizing short commutes. Notable employers include International Paper, Xerox, First American Financial, Microsoft, and Prudential.
- International Paper packaging & retail packaging operations (5.0 miles)
- Xerox technology services (6.2 miles)
- First American Financial title insurance & services (7.0 miles) HQ
- Microsoft Technology Center technology (9.1 miles)
- Prudential financial services (9.1 miles)
10931 Acacia Pkwy is a 51-unit Garden Grove asset positioned in a metro with durable renter demand drivers. Neighborhood occupancy trends run above national norms and the renter-occupied share sits near the majority of housing units, supporting depth of the tenant base. Elevated home values and ownership costs in Orange County reinforce reliance on multifamily housing, while median rents and incomes above national medians call for disciplined lease management to balance pricing power and retention. Based on CRE market data from WDSuite, neighborhood NOI per unit benchmarks above the national median, consistent with strong amenity access and service density.
Within a 3-mile radius, demographics show modest population drift but growth in households today and a larger increase projected over the next five years, implying smaller household sizes and an expanding renter pool. The area s dense retail and childcare footprint supports livability, though limited park access and uneven metro-relative safety should be considered in underwriting and asset strategy.
- Above-national occupancy at the neighborhood level supports income stability
- Elevated ownership costs in Orange County reinforce multifamily demand
- 3-mile household growth and smaller household sizes expand the renter pool
- Dense retail, childcare, and services bolster retention and leasing
- Risks: metro-relative safety variability, park scarcity, and affordability pressure require active lease and CapEx planning