| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 47th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12132 Chapman Ave, Garden Grove, CA, 92840, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1973 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12132 Chapman Ave Garden Grove Value-Add Multifamily
Positioned in an Urban Core pocket with stable neighborhood occupancy and a deep renter base, this asset offers upside through renovation and operations, according to WDSuite s CRE market data.
The property sits within Garden Grove s Urban Core, where daily conveniences are close by. Neighborhood amenities skew toward food and essentials, with restaurant and grocery densities comparing favorably to national norms, supporting leasing convenience for residents and helping reduce friction at renewal.
At the neighborhood level, the share of housing units that are renter-occupied is elevated relative to many Orange County locations, indicating a broad tenant base for multifamily. Neighborhood occupancy trends are around national averages, which can support steady cash flow while leaving room for operational improvements.
Within a 3-mile radius, demographics point to a large, diversified renter pool and rising incomes. Households have grown in recent years and are projected to expand further over the next five years, even as average household size edges lower dynamics that typically increase apartment demand by adding more household formations and supporting occupancy stability. Median home values in the neighborhood are elevated for the U.S., which in this high-cost ownership market tends to reinforce reliance on multifamily housing and can aid lease retention.
Schools in the neighborhood score around the national midpoint, offering baseline appeal for family renters, while amenity access favors cafes, restaurants and groceries over parks and pharmacies. For owners, this mix suggests marketing toward working households seeking commute convenience and daily-needs proximity.
Safety indicators are mixed and should be monitored. Overall neighborhood safety sits near the national middle, while violent and property offense rates compare more favorably, landing in higher national percentiles (safer) relative to many U.S. neighborhoods. That said, recent year-over-year changes show some volatility, so underwriting should account for potential variability rather than assuming continued improvement. Among 516 metro neighborhoods, this area is competitive but not top-tier on safety, reinforcing the value of property-level security and lighting investments.
Nearby corporate offices provide a diversified employment base that supports renter demand and retention, particularly for workforce and professional tenants. Employers within a reasonable commute include Xerox, International Paper, First American Financial, Microsoft Technology Center, and Western Digital.
- Xerox document solutions (5.5 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging packaging (6.0 miles)
- First American Financial title insurance (6.9 miles) HQ
- Microsoft Technology Center technology services (9.0 miles)
- Western Digital data storage (9.4 miles) HQ
Built in 1973, this 22-unit asset is slightly older than the neighborhood average vintage, creating clear value-add potential through unit renovations, systems upgrades, and exterior improvements that can enhance competitive positioning against newer stock. Neighborhood-level data indicates a sizable renter-occupied share and occupancy near national norms, suggesting demand depth with room to capture operational gains.
Within a 3-mile radius, household counts have grown and are expected to continue rising, while incomes trend upward—factors that expand the local tenant base and support rent durability. Elevated neighborhood home values relative to the nation point to a high-cost ownership market that tends to sustain multifamily demand. According to CRE market data from WDSuite, local rents and rent-to-income positioning remain consistent with supportable pricing power for well-managed, renovated units.
- 1973 vintage provides renovation and systems-upgrade upside relative to nearby stock.
- Neighborhood renter-occupied share supports a deep tenant base and steady leasing.
- 3-mile household and income growth expand demand and support occupancy stability.
- Elevated ownership costs locally help sustain reliance on rentals and lease retention.
- Risks: mixed but improving safety signals and an older physical plant require prudent capex and security planning.