| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 42nd | Poor |
| Amenities | 70th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11250 Dale St, Garden Grove, CA, 92841, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1973 |
| Units | 116 |
| Transaction Date | 1994-10-04 |
| Transaction Price | $141,000 |
| Buyer | WESTERN NATIONAL EL DORADO PARTNERS LP |
| Seller | DORADO EL |
11250 Dale St Garden Grove Multifamily Investment
This 116-unit property benefits from neighborhood-level occupancy rates of 98.2%, reflecting strong rental demand in Orange County's established multifamily market according to WDSuite's CRE market data.
The Garden Grove neighborhood demonstrates solid fundamentals for multifamily investors, ranking in the top quartile among 516 Orange County neighborhoods for housing metrics with an 81st national percentile. Neighborhood-level occupancy stands at 98.2%, well above typical market benchmarks, while the 40.5% rental share indicates a substantial tenant base within the local housing mix.
Built in 1973, this property aligns with the neighborhood's average construction year of 1970, positioning it for potential value-add renovations while avoiding significant obsolescence risk. The area's amenity density ranks competitively among metro neighborhoods, with strong access to cafes, grocery stores, and childcare facilities that support tenant retention.
Demographics within a 3-mile radius show a stable household base of approximately 71,570 households, with projections indicating a 37% increase in total households by 2028. This renter pool expansion supports long-term occupancy stability, while median household incomes of $84,219 provide adequate rent-to-income ratios for the current $1,872 median contract rent.
Home values averaging $743,811 create a significant ownership cost barrier that can keep households in the rental market longer. The high value-to-income ratio of 9.9 ranks in the 98th percentile nationally, suggesting limited ownership competition for qualified renters in this Orange County submarket.
The neighborhood's safety profile shows mixed indicators that warrant standard due diligence practices. Crime metrics rank around the middle of Orange County neighborhoods, with property offense rates showing a notable 52% decline over the past year, ranking in the 89th percentile nationally for improvement trends.
While violent crime rates remain moderate compared to metro averages, property investors should monitor ongoing safety trends as part of routine asset management. The area's urban core designation typically correlates with higher density and activity levels that require appropriate security considerations for multifamily operations.
The employment base features diverse corporate offices within commuting distance, supporting workforce housing demand for professional tenants seeking rental options in Orange County.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging & manufacturing (2.4 miles)
- Time Warner Business Class — telecommunications (6.7 miles)
- LKQ — automotive parts distribution (8.4 miles)
- First American Financial — financial services (9.7 miles) — HQ
- Microsoft Technology Center — technology services (11.8 miles)
This 116-unit Garden Grove property offers stable cash flow potential in an established Orange County rental market. The neighborhood's 98.2% occupancy rate demonstrates consistent tenant demand, while the 1973 construction year provides value-add renovation opportunities to enhance unit appeal and rental premiums.
Demographic projections within a 3-mile radius indicate a 37% increase in households by 2028, expanding the potential tenant base significantly. High home ownership costs, with values averaging $743,811 and a 9.9 value-to-income ratio ranking in the 98th percentile nationally, create barriers that support rental demand according to CRE market data from WDSuite.
- Strong occupancy fundamentals with 98.2% neighborhood-level rates supporting cash flow stability
- Value-add potential through targeted renovations of 1973 vintage units
- Projected 37% household growth within 3-mile radius by 2028 expanding tenant base
- High ownership costs create rental demand with $743,811 median home values
- Risk: Mixed safety indicators require ongoing monitoring and appropriate security measures