| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 38th | Poor |
| Amenities | 72nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13742 Newland St, Garden Grove, CA, 92844, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1973 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13742 Newland St, Garden Grove Multifamily Investment
Neighborhood occupancy remains tight and renter demand is broad-based, according to WDSuite’s CRE market data, suggesting durable leasing for a well-located 30-unit asset. With elevated ownership costs in Orange County, the submarket’s renter base supports stable operations if pricing aligns with local affordability.
Garden Grove’s Urban Core setting offers investors a balanced mix of daily conveniences and dining depth. Restaurants are dense (top decile nationally), with grocery and pharmacy access testing above average, while parks and cafés are comparatively limited. Average public school ratings in the neighborhood trend below national norms, which can influence family-oriented demand positioning.
Operationally, the neighborhood’s occupancy rate is competitive among Anaheim–Santa Ana–Irvine neighborhoods (rank 134 of 516) and in the upper tier nationally, reinforcing expectations for steady leasing. Renter-occupied share is about 65% of housing units, indicating a deep tenant pool that can support absorption and retention through cycles.
Within a 3-mile radius, households have increased modestly in recent years and are projected to grow materially through the forecast period, even as overall population edges down — a pattern consistent with smaller household sizes and continued renter pool expansion. Median incomes have been rising, and projected gains point to more higher-earning households entering the area, which supports rent collections and upgrade potential for professionally managed assets.
Home values in the neighborhood are elevated relative to national benchmarks and typical for coastal Orange County. This high-cost ownership market tends to reinforce reliance on multifamily rentals, helping sustain pricing power and lease-up velocity. At the same time, rent-to-income levels in the neighborhood imply affordability pressure, calling for disciplined lease management and amenity-value alignment.
Relative safety compares favorably: the neighborhood ranks in a strong position within the Anaheim–Santa Ana–Irvine metro (rank 55 of 516, indicating lower crime levels than most local peers) and sits in a higher national safety percentile. Recent trends show estimated violent and property offenses moving lower year over year, which supports renter confidence and tenant retention, though conditions can vary by block and over time.
Proximity to diverse corporate employers underpins steady renter demand, blending industrial, financial services, and technology roles that broaden the prospective tenant base.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging/industrial (3.7 miles)
- First American Financial — title & financial services (8.1 miles) — HQ
- Xerox — business services (8.1 miles)
- Western Digital — data storage technology (10.3 miles) — HQ
- Pacific Life — insurance (11.5 miles) — HQ
13742 Newland St is a 1973-vintage, 30-unit multifamily property positioned to benefit from a renter-heavy Garden Grove neighborhood where occupancy is competitive within the metro and ownership costs are high. The older vintage creates a clear value-add pathway through targeted renovations and systems upgrades, while the neighborhood’s strong restaurant and daily-needs access supports day-to-day livability for tenants. Based on commercial real estate analysis from WDSuite, elevated home values and a sizable renter base point to durable demand, provided rents track local affordability.
Within a 3-mile radius, households have grown and are projected to rise further even as population trends modestly down, indicating smaller household sizes and a larger renter pool over time. This dynamic supports occupancy stability and potential rent growth for well-managed assets. Key risks include affordability pressure (higher rent-to-income ratios) and ongoing capital planning due to older construction.
- Competitive neighborhood occupancy and renter depth support leasing stability
- 1973 vintage offers value-add and modernization upside through targeted CapEx
- Elevated ownership costs in Orange County reinforce reliance on multifamily rentals
- Household growth within 3 miles expands the tenant base and supports retention
- Risks: affordability pressure (rent-to-income), aging systems and renovation needs