| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 47th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12152 Chapman Ave, Garden Grove, CA, 92840, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1973 |
| Units | 23 |
| Transaction Date | 2001-03-09 |
| Transaction Price | $1,700,000 |
| Buyer | REISS RAY |
| Seller | CHEN SHERMAN SHIU FU |
12152 Chapman Ave Garden Grove Multifamily Investment
Positioned in Orange County s Urban Core, the asset benefits from steady neighborhood occupancy and strong renter demand drivers, according to WDSuite s CRE market data.
Garden Grove s Urban Core location places 12152 Chapman Ave near dense retail and daily-needs amenities. Grocery access is a bright spot the neighborhood ranks competitively among 516 Anaheim Santa Ana Irvine neighborhoods, with grocery and restaurant density in the top quartile nationally. Caf s are also abundant by U.S. standards, supporting walkable convenience that helps leasing and retention. Public parks and pharmacies are less prevalent within the immediate neighborhood footprint, so residents may rely more on nearby city assets.
Neighborhood occupancy is reported around the low 90s (approximately 91.5%), indicating stable demand for rentals in this sub-area. Median contract rents and home values sit well above national norms, and the region s high-cost ownership landscape reinforces reliance on multifamily housing a dynamic that can support pricing power and lease-up consistency when managed carefully. Average school ratings trend around the middle of the pack nationally (roughly 3 out of 5), which is typical for dense urban pockets and adequate for broad renter appeal.
The building s 1973 vintage is slightly older than the neighborhood s average construction year (1976). Investors should underwrite routine capital needs and consider targeted value-add or systems modernization to remain competitive against newer inventory. The neighborhood s renter-occupied share is meaningful local unit tenure data indicate a substantial renter base, which underpins depth of demand for a 23-unit property.
Within a 3-mile radius, demographics show a large population base with modest recent shifts and WDSuite s outlook pointing to household growth through 2028. A rising household count alongside gradually smaller average household sizes can expand the renter pool and support occupancy stability for well-managed assets.
Safety indicators for the neighborhood are mixed when viewed against national benchmarks. Overall crime levels trend near the national middle (crime national percentile around the mid-40s), while both violent and property offense rates sit in the safer half nationally (violent ~70th percentile; property ~77th percentile). These comparative readings suggest conditions that many workforce renters consider manageable in urban Orange County contexts.
Recent year changes show some volatility violent offense rates increased on a year-over-year basis, and property offenses also rose. Investors should monitor trend direction and engage with on-site measures (lighting, access control, resident engagement) in line with typical urban-core asset management. Compared with the Anaheim Santa Ana Irvine metro, the neighborhood s standing is best characterized as competitive among peers rather than top-tier; it is one of 516 metro neighborhoods, and investors may want to evaluate block-level conditions during diligence.
Proximity to diversified employers supports renter demand and commute convenience for a broad workforce segment, including title insurance, technology, and corporate services. Nearby anchors include Xerox, International Paper, First American Financial, Microsoft s Technology Center, and Western Digital.
- Xerox document technology (5.4 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging packaging (6.0 miles)
- First American Financial title insurance & services (6.9 miles) HQ
- Microsoft Technology Center enterprise technology center (9.0 miles)
- Western Digital data storage (9.4 miles) HQ
12152 Chapman Ave is a 23-unit 1973 multifamily property positioned in a high-demand Orange County location where renter reliance remains strong relative to the cost of ownership. Neighborhood occupancy sits in the low 90s, and daily-needs amenities are robust by national standards, supporting leasing fundamentals and retention. Based on CRE market data from WDSuite, the surrounding 3-mile area shows rising household counts over the forecast period, indicating a larger tenant base that can support steady absorption.
The 1973 vintage suggests routine capital planning and targeted value-add to enhance competitiveness versus newer stock. Elevated home values in the area help sustain multifamily demand, while rent-to-income levels imply manageable affordability pressure for many renters when operators emphasize renewals and resident experience. Key risks include year-over-year crime volatility and uneven access to parks within the immediate neighborhood, which should be addressed through prudent asset management and marketing.
- Urban Orange County location with strong amenity access and stable neighborhood occupancy
- High-cost ownership market reinforces multifamily demand and pricing power potential
- 3-mile demographics point to household growth, supporting a deeper renter pool
- 1973 vintage offers value-add and systems modernization upside with thoughtful capex
- Risks: recent crime volatility and limited nearby parks warrant proactive management