| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 38th | Poor |
| Amenities | 72nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13132 Coast St, Garden Grove, CA, 92844, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1978 |
| Units | 39 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13132 Coast St Garden Grove Multifamily Investment
Neighborhood occupancy is strong with a deep renter-occupied housing base, supporting steady leasing dynamics according to WDSuite’s CRE market data. Elevated ownership costs in Orange County further reinforce multifamily demand in this Urban Core pocket.
This Garden Grove location sits within the Anaheim–Santa Ana–Irvine metro’s Urban Core, where neighborhood occupancy trends are competitive among 516 metro neighborhoods and in the top quartile nationally. Renter-occupied housing accounts for a sizable share of units in the neighborhood, indicating a broad tenant base that can support leasing stability for a 39‑unit property.
Amenity access tilts toward daily-needs retail: grocery and pharmacy density rate above national norms, while restaurant concentration is notably high. Parks and cafés are less prevalent within the immediate area, so lifestyle appeal leans more toward convenience than green space or coffee-shop density. Average school ratings trend below national medians, a factor to consider for family-oriented unit mixes and marketing.
Home values in the neighborhood rank in the top decile nationally and the value-to-income ratio is among the highest nationwide, signaling a high-cost ownership market. For investors, this dynamic typically sustains multifamily renter reliance and can support pricing power, while the neighborhood rent-to-income profile suggests some affordability pressure that warrants active lease management and renewal strategies.
The asset’s 1978 vintage is slightly older than the neighborhood average (1981). That age profile points to potential capital planning for building systems and common areas, with value‑add or modernization upside to remain competitive versus newer stock. Within a 3‑mile radius, households have grown even as population edged lower, pointing to smaller household sizes and a stable to expanding renter pool; projections indicate further household gains and rising incomes, which can support demand and retention.
Relative to the region, the neighborhood’s composite crime position is strong—top quartile among 516 metro neighborhoods—and above national averages for safety. Recent trend data also show year‑over‑year reductions in both property and violent offenses, suggesting improving conditions rather than deterioration.
While no location is risk‑free and conditions can vary block to block, the broader neighborhood context indicates a favorable safety profile compared with many U.S. neighborhoods, based on CRE market data from WDSuite. Investors should still underwrite routine security measures and lighting as part of standard operations.
Proximity to a diverse employment base supports workforce housing demand and commute convenience, led by packaging, telecom, office technology, and blue‑chip corporate offices including two nearby headquarters.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (2.9 miles)
- Time Warner Business Class — telecommunications services (7.9 miles)
- Xerox — office technology (8.7 miles)
- First American Financial — title insurance (8.9 miles) — HQ
- Western Digital — data storage & technology (11.1 miles) — HQ
13132 Coast St offers exposure to an Urban Core neighborhood where occupancy performance is competitive within the Anaheim–Santa Ana–Irvine metro and strong versus national peers. High neighborhood home values and ownership costs tend to sustain rental demand, while a sizable share of renter‑occupied units indicates depth in the tenant base. According to CRE market data from WDSuite, neighborhood occupancy sits in the upper tiers nationally, reinforcing the case for durable leasing.
Built in 1978, the property may benefit from targeted capital upgrades to strengthen competitive positioning against newer stock—creating potential value‑add upside. Within a 3‑mile radius, household counts have increased even as population modestly contracted, pointing to smaller household sizes and a stable or expanding renter pool; forward projections call for further household growth and income gains, supporting rent roll resilience. Key watch‑items include affordability pressure (given rent‑to‑income dynamics), mixed school quality, and limited nearby parks/cafés, all manageable with design, amenity, and lease management strategies.
- Strong neighborhood occupancy and deep renter‑occupied housing base support leasing stability
- High ownership costs in Orange County reinforce multifamily demand and pricing power
- 1978 vintage presents value‑add potential through modernization and system upgrades
- Household growth and rising incomes within 3 miles expand the renter pool and retention outlook
- Risks: affordability pressure (rent‑to‑income), below‑median school ratings, and limited parks/cafés nearby