| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 41st | Poor |
| Amenities | 47th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13882 Clinton St, Garden Grove, CA, 92843, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1985 |
| Units | 33 |
| Transaction Date | 2025-08-21 |
| Transaction Price | $12,914,000 |
| Buyer | 13882 CLINTON STREET LLC |
| Seller | JOYCE J LUITHLE REVOCABLE TRUST |
13882 Clinton St, Garden Grove Multifamily Investment
Neighborhood occupancy is strong and competitive, supporting income stability for well-managed assets, according to WDSuite’s CRE market data. Elevated ownership costs in this part of Orange County help sustain renter demand relative to for-sale options.
Garden Grove’s Urban Core location offers day-to-day convenience that supports leasing: neighborhood data show dense restaurant and grocery options (both well above national norms), while cafes are also plentiful. Parks and pharmacies are less present within the immediate neighborhood footprint, so residents may rely on nearby areas for those needs.
For investors, the key strength is occupancy: the neighborhood’s occupancy rate ranks in the top quartile among 516 metro neighborhoods and is also strong versus national peers. This typically translates into steadier renewals and fewer costly turns for properties that are competitively positioned.
Renter-occupied housing is comparatively prevalent by national standards, indicating a deeper tenant base for multifamily. Within a 3-mile radius, households have grown over the last five years and are projected to continue increasing even as total population trends slightly down, signaling smaller household sizes and a larger pool of renter households that can support lease-up and retention.
Home values are elevated for the neighborhood relative to many U.S. areas, which tends to reinforce reliance on multifamily rentals. Pairing higher rents with incomes that are strong for the area keeps rent-to-income at a level consistent with prudent lease management, helping maintain occupancy without overextending affordability.
Schools in the area perform near the national middle based on average ratings, which is serviceable for a broad renter profile. Amenity access and employment proximity (see below) further bolster the location’s appeal for workforce and professional renters across unit mixes.
Safety metrics for the neighborhood track below national medians, and the area ranks weaker than many parts of the Anaheim-Santa Ana-Irvine metro on crime. Recent readings indicate some uptick in both property and violent incidents year over year. For underwriting, this argues for attentive on-site management, lighting, and access controls to support tenant retention and operational stability.
Investors typically weigh these risks against strong occupancy and renter demand in the submarket. Comparable assets with professional management have maintained stable operations despite these headwinds, but prudent expense planning for security and community engagement is advisable.
Proximity to established employers in technology, financial services, and packaging supports a steady commuter renter base and helps leasing durability. The companies below represent nearby demand drivers within typical workforce commuting ranges.
- Xerox — technology & document solutions (4.2 miles)
- First American Financial — title & financial services (5.0 miles) — HQ
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging & paper (7.1 miles)
- Microsoft Technology Center — technology (7.1 miles)
- Prudential — financial services (7.3 miles)
This Garden Grove asset benefits from high neighborhood occupancy and a renter pool reinforced by elevated ownership costs across Orange County. According to CRE market data from WDSuite, occupancy trends are competitive both within the metro and nationally, supporting income consistency for well-run properties. Dense retail and food access add day-to-day convenience, while a growing household base within 3 miles points to a larger tenant pool even as average household size moderates.
Rents benchmark high nationally, but local incomes help keep rent-to-income manageable, which can sustain renewals and pricing power for units with solid finishes and professional management. Key considerations include below-median safety indicators and limited nearby parks/pharmacies, both of which call for thoughtful operations and amenity strategy.
- Strong neighborhood occupancy supports stable cash flow and lower turnover risk.
- Elevated ownership costs reinforce multifamily demand and help sustain pricing power.
- Household growth within 3 miles expands the renter pool despite flat population trends.
- Risks: safety metrics below national medians and limited nearby parks/pharmacies warrant proactive management.