| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 42nd | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13888 Euclid St, Garden Grove, CA, 92843, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1973 |
| Units | 88 |
| Transaction Date | 2008-08-01 |
| Transaction Price | $12,200,000 |
| Buyer | Advanced Group 08-94, L.P. |
| Seller | West Arms, L.P |
13888 Euclid St Garden Grove Multifamily Investment
This 88-unit property benefits from neighborhood-level occupancy rates of 96.7%, positioning it in a market with strong rental demand fundamentals. The area's 56.9% renter concentration supports sustained multifamily demand according to WDSuite's CRE market data.
Located in Garden Grove's urban core, this neighborhood demonstrates competitive fundamentals among Orange County's 516 neighborhoods. The area ranks in the top quartile nationally for housing metrics, with neighborhood-level occupancy reaching 96.7% and a substantial 56.9% of housing units being renter-occupied, indicating strong multifamily demand depth.
Demographics within a 3-mile radius show a population of approximately 252,500 residents with stable household formation trends. Projected household growth of 31.8% through 2028 supports expanded renter pool dynamics, while median household incomes of $86,400 are expected to increase 39.4% over the next five years. The property's 1973 construction year positions it for potential value-add opportunities, as buildings from this era often present renovation upside to capture higher rents.
Home values averaging $673,600 in the neighborhood create significant affordability barriers to ownership, reinforcing rental demand as elevated ownership costs sustain reliance on multifamily housing. Median contract rents of $2,204 reflect the area's 94th national percentile, though rent-to-income ratios suggest affordability pressures that require careful lease management considerations. The neighborhood benefits from strong amenity density, ranking in the 90th percentile nationally for grocery access and restaurant availability, supporting tenant retention through convenience factors.
Safety metrics indicate moderate challenges relative to the broader Orange County market, with the neighborhood ranking 443rd out of 516 local neighborhoods for overall crime levels. Property crime rates of approximately 1,081 incidents per 100,000 residents place the area in the 21st national percentile, though recent trends show a 10% year-over-year decline in property offenses.
Violent crime rates present more significant concerns, with the neighborhood ranking in the bottom tier among regional comparables and experiencing a 28.7% increase over the past year. Investors should factor these security considerations into property management strategies and tenant screening processes, as safety perceptions can influence lease-up velocity and renewal rates in competitive rental markets.
The property benefits from proximity to major corporate employers that anchor Orange County's employment base, supporting workforce housing demand and commute convenience for potential tenants.
- Xerox — technology services (5.7 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — manufacturing (5.7 miles)
- First American Financial — financial services (6.1 miles) — HQ
- Microsoft Technology Center — technology (8.1 miles)
- Western Digital — technology manufacturing (8.4 miles) — HQ
This Garden Grove property offers value-add potential through its 1973 vintage, positioning investors to capture upside through strategic renovations in a market with strong rental fundamentals. Neighborhood-level occupancy of 96.7% and 56.9% renter concentration demonstrate sustained multifamily demand, while projected household growth of 31.8% through 2028 supports long-term tenant base expansion. High home values averaging $673,600 create ownership barriers that reinforce rental demand, though affordability pressures require active lease management strategies.
The property benefits from proximity to major employers including First American Financial and Western Digital headquarters within 8.5 miles, supporting workforce housing appeal. According to CRE market data from WDSuite, the area's NOI per unit averages $9,938, ranking in the 79th national percentile for income generation potential. Strong amenity access and restaurant density enhance tenant retention prospects, though safety concerns relative to regional averages require consideration in overall investment planning.
- High neighborhood occupancy (96.7%) indicates strong rental demand stability
- Value-add opportunity through 1973 vintage renovation potential
- Projected 31.8% household growth supports expanding tenant base through 2028
- Elevated home values ($673,600 median) reinforce rental demand over ownership
- Crime trends and affordability pressures require active management strategies