| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 41st | Poor |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12501 Westminster Ave, Garden Grove, CA, 92843, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1978 |
| Units | 31 |
| Transaction Date | 2001-04-21 |
| Transaction Price | $3,100,000 |
| Buyer | WU RONG BOR |
| Seller | WEST GARDEN APARTMENTS |
12501 Westminster Ave Garden Grove Multifamily Investment
Neighborhood occupancy is high and stable, supporting durable rent rolls according to WDSuite’s CRE market data, with renter demand reinforced by a high-cost ownership landscape in Orange County.
Located in Garden Grove’s Urban Core within the Anaheim–Santa Ana–Irvine metro, the neighborhood shows strong day-to-day convenience for renters. Grocery and dining density rank competitive among 516 metro neighborhoods (grocery rank 93 and restaurants rank 130), translating to top-quartile national availability. Cafes also score competitively (rank 145 of 516; high national percentile), while dedicated park, pharmacy, and childcare counts are limited nearby—factors to consider for family-oriented tenant segments.
Occupancy in the neighborhood is 98.6%, placing it within the top quartile among 516 metro neighborhoods and in a high national percentile. For investors, this signals resilient leasing and low frictional vacancy at the neighborhood level, though individual property performance will depend on asset condition and management.
Tenure patterns differ by lens. At the neighborhood level, 35.6% of housing units are renter-occupied, indicating a moderate renter concentration. Within a 3-mile radius, renter households constitute a majority, supporting a deeper tenant base and ongoing leasing velocity. Median contract rents have risen over the last five years and sit in a high national percentile, while a rent-to-income ratio near one-quarter suggests watchpoints for affordability pressure and lease management.
Home values in the neighborhood sit in a high national percentile, framing this as a high-cost ownership market that tends to sustain reliance on multifamily housing. Average school ratings are around national mid-percentiles, which can support broad renter appeal, though not a primary premium driver. The property’s 1978 vintage is slightly older than the neighborhood average construction year (1982), which points to potential value-add through targeted renovations and systems upgrades to compete with newer stock.
Safety indicators for the neighborhood trend below national averages, with violent crime sitting in a low national percentile and property crime around the lower middle of national comparisons. Recent year estimates indicate an uptick in both violent and property incidents. Investors commonly account for this through security features, active management, and close coordination with local resources; underwriting should reflect comparative positioning within the Anaheim–Santa Ana–Irvine region rather than block-level assumptions.
Nearby corporate offices provide a diversified employment base that supports renter demand through commute convenience, including roles in financial services, technology, and packaging—mirrored by the employers listed below.
- Xerox — corporate offices (4.2 miles)
- First American Financial — title & financial services (5.0 miles) — HQ
- Microsoft Technology Center — technology (7.1 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (7.1 miles)
- Prudential — financial services (7.2 miles)
This 31-unit asset with generous average unit sizes positions well for workforce renters in a high-occupancy neighborhood. Based on CRE market data from WDSuite, neighborhood occupancy sits in a top national percentile and above-median standing within the metro, while elevated home values in Orange County help sustain multifamily reliance and support retention. Within a 3-mile radius, households are projected to increase even as population modestly contracts, implying smaller household sizes and a larger renter pool relative to units—positive for leasing stability.
Built in 1978, the property is slightly older than the neighborhood’s average vintage, creating a straightforward value-add pathway through unit modernization and selective building systems updates. Rents benchmark high nationally, so asset strategy should emphasize livability and management quality to preserve pricing power while monitoring affordability pressure.
- High neighborhood occupancy supports low downtime and steady collections
- Large average unit sizes align with workforce renter demand in a high-cost ownership market
- 1978 vintage offers value-add upside via renovations and targeted capex
- 3-mile household growth and smaller household sizes expand the tenant base, supporting occupancy stability
- Risks: below-average safety metrics and limited nearby parks/pharmacy/childcare warrant security and amenity strategy