| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Fair |
| Demographics | 53rd | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11450 Lampson Ave, Garden Grove, CA, 92840, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1973 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
11450 Lampson Ave Garden Grove Multifamily Opportunity
Positioned in an Urban Core pocket with solid renter demand and occupancy that trends above national norms, this 56-unit asset benefits from neighborhood amenities and income levels that support rent collections, according to WDSuite’s CRE market data. The area’s high-cost ownership landscape further supports durable multifamily tenancy.
The property sits within a B+–rated Urban Core neighborhood in the Anaheim–Santa Ana–Irvine metro, competitive among 516 metro neighborhoods and top quartile nationally for overall amenity access. Cafes, restaurants, groceries, and parks all register strong national standings (each above the 90th percentile), signaling daily convenience that supports leasing and retention for multifamily operators.
Neighborhood schools benchmark well, with an average rating around the 84th national percentile, which can strengthen family-oriented renter appeal. Median contract rents in the neighborhood track in the upper national percentiles, but local median household incomes are also elevated, helping sustain collections and reducing volatility relative to peers.
Occupancy at the neighborhood level sits above national averages (65th percentile) while ranking mid-pack inside the metro (372 of 516), suggesting steady demand with some competitive pressure locally. The share of housing units that are renter-occupied is high versus the nation (85th percentile), indicating a deep tenant base and broader leasing funnel for a 56-unit community.
Within a 3-mile radius, recent trends show modest population softening alongside an increase in total households and a decline in average household size. For investors, this typically points to a larger renter pool over time and support for occupancy stability. Elevated home values (around the 93rd national percentile) signal a high-cost ownership market that can reinforce reliance on multifamily housing and aid lease retention. The asset’s 1973 vintage is slightly older than the neighborhood average (1978), which may present value-add upside via renovations or targeted capital planning to enhance competitive positioning.
Safety indicators are favorable compared with national benchmarks. Overall crime sits above the national median for safety (around the 60th percentile), with violent offense levels comparatively strong (near the 89th percentile for safety) and showing slight year-over-year improvement. Property offense levels also benchmark favorably nationally (around the 91st percentile for safety), though recent data indicate an uptick in the past year that warrants standard monitoring.
At the metro scale, conditions vary by neighborhood; investors should underwrite typical precautions and consider standard security and lighting improvements as part of ongoing asset management rather than relying on block-level assumptions.
Nearby corporate offices provide a diverse employment base that supports renter demand and commute convenience for workforce tenants, including packaging, document technology, title insurance, technology, and data storage employers listed below.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (5.5 miles)
- Xerox — document technology (5.8 miles)
- First American Financial — title insurance (6.9 miles) — HQ
- Microsoft Technology Center — technology center (9.0 miles)
- Western Digital — data storage (9.3 miles) — HQ
11450 Lampson Ave offers scale at 56 units in a high-amenity Urban Core location where renter concentration and elevated incomes support stable operations. Neighborhood occupancy trends sit above national averages while ranking mid-pack within the metro, and the high-cost ownership market tends to sustain multifamily demand and lease retention. Based on CRE market data from WDSuite, rent levels are supported by income strength and a deep tenant base.
Built in 1973, the property is slightly older than nearby stock, creating a straightforward value-add path through unit and system upgrades to sharpen competitive positioning. Within a 3-mile radius, an increase in households alongside smaller household sizes points to a larger renter base over time, which can support occupancy stability and pricing power with careful lease management.
- High-amenity location with schools and daily needs in top national percentiles supports leasing velocity
- Renter-occupied share above national norms indicates depth of tenant demand
- 1973 vintage provides value-add potential through targeted renovations and system upgrades
- Elevated ownership costs reinforce reliance on rental housing and aid retention
- Risks: mid-pack metro occupancy and recent property offense uptick warrant prudent underwriting and asset management