| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Fair |
| Demographics | 51st | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12651 Main St, Garden Grove, CA, 92842, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1977 |
| Units | 60 |
| Transaction Date | 2020-11-17 |
| Transaction Price | $16,600,000 |
| Buyer | NGUYEN GLASSELL REALTY LLC |
| Seller | DAISY APARTMENT HOMES LLC |
12651 Main St, Garden Grove CA Multifamily Opportunity
Renter demand is supported by a balanced renter-occupied unit base and durable occupancy in the surrounding neighborhood, according to WDSuite’s CRE market data. The property benefits from an Urban Core location in Orange County with steady tenant depth.
The property sits in Garden Grove’s Urban Core within the Anaheim–Santa Ana–Irvine metro, where neighborhood livability trends favor multifamily. Restaurants, groceries, pharmacies, and childcare are dense by regional standards (each ranking competitively among 516 metro neighborhoods and in the top decile nationally), helping support day-to-day convenience and tenant retention.
Neighborhood occupancy is 95.0% (measured for the neighborhood, not the property) and sits in the upper tier nationally, based on CRE market data from WDSuite. The share of renter-occupied housing units is 51.1%, indicating a deep tenant base that historically supports leasing stability and renewal potential for comparable assets.
Ownership costs in this part of Orange County are elevated relative to incomes (high national percentile for home values and value-to-income), which typically reinforces reliance on rental housing and supports pricing power for well-managed communities. Average school ratings trend above national norms, which can broaden the renter pool to include families seeking larger floor plans.
Within a 3-mile radius, demographic data show a recent slight population contraction but a modest increase in households, with projections calling for further household growth and smaller average household sizes over the next five years. For investors, that points to a gradually expanding renter pool and ongoing demand for professionally managed units, even as household composition evolves.
Safety indicators are mixed. Compared with neighborhoods nationwide, the area trends above average for safety (national percentiles for both violent and property offenses are on the favorable side), while within the Anaheim–Santa Ana–Irvine metro it tracks closer to the middle of the pack rather than the top tier among 516 neighborhoods. Recent year-over-year trends show property offenses easing slightly, with violent crime relatively stable.
For underwriting, this suggests conditions that are competitive nationally but not a standout at the metro level. Monitoring submarket trends and on-site security practices can help sustain resident satisfaction without over-allocating operating spend.
Proximity to diversified employment nodes supports renter demand and commute convenience, including packaging, document technology, title insurance, enterprise technology, and data storage employers listed below.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (4.98 miles)
- Xerox — document technology (6.24 miles)
- First American Financial — title insurance (7.10 miles) — HQ
- Microsoft Technology Center — enterprise technology center (9.17 miles)
- Western Digital — data storage (9.50 miles) — HQ
This 60-unit Garden Grove asset benefits from neighborhood fundamentals that historically support occupancy stability and renewal capture. The surrounding area shows strong amenity density, a renter-occupied housing share just over half of units, and a high-cost ownership landscape — dynamics that tend to deepen the tenant base and sustain pricing for well-run communities. According to commercial real estate analysis from WDSuite, neighborhood occupancy is in the mid-90s and operating performance per unit trends competitive versus national peers.
Within a 3-mile radius, households have increased despite a modest population dip, and projections point to continued household growth alongside smaller average household sizes — factors that generally expand the renter pool and support absorption. Convenience retail and service amenities are concentrated, while school ratings sit above national norms, broadening appeal to a range of renter profiles. Key risks to monitor include mixed relative safety standing within the metro and sensitivity to broader economic cycles.
- Neighborhood occupancy in the mid-90s supports leasing stability (neighborhood metric)
- Elevated ownership costs reinforce sustained rental demand and pricing power
- Amenity-rich Urban Core location aids retention and broadens renter appeal
- 3-mile area shows household growth and smaller sizes, expanding the renter pool
- Risk: safety is competitive nationally but mid-pack within the metro; monitor trends