| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 88th | Best |
| Demographics | 46th | Poor |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14321 Brookhurst St, Garden Grove, CA, 92843, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1977 |
| Units | 33 |
| Transaction Date | 2000-12-05 |
| Transaction Price | $2,910,000 |
| Buyer | TLHA LLC |
| Seller | BROOKHURST PINES SOUTH APARTMENTS |
14321 Brookhurst St, Garden Grove CA Multifamily Investment
Positioned in an Urban Core pocket with historically high neighborhood occupancy and durable renter demand, this asset benefits from strong rent fundamentals and limited vacancy risk, according to WDSuite s CRE market data. Orange County s high-cost ownership market further supports renter reliance on multifamily housing.
Garden Grove s Urban Core location is competitive among Anaheim Santa Ana Irvine neighborhoods (B+ neighborhood rating, rank 162 of 516), with neighborhood occupancy in the top quartile metro-wide and above national norms. Renter-occupied housing accounts for a meaningful share of units (43.1% renter concentration), indicating depth in the tenant base that can support leasing stability for multifamily assets.
Daily-living amenities are a relative strength: parks and pharmacies both sit in the top national percentiles, and the area carries dense restaurant and cafe options (restaurants ~93rd percentile; cafes ~96th percentile). Childcare is limited locally, so family-oriented assets may rely more on nearby submarkets for services. Average school ratings are strong (about 4.25/5; ~93rd percentile nationally), which can aid retention for family renters.
Within a 3-mile radius, households have inched up while population edged lower, pointing to smaller average household sizes and a steady renter pool. Looking ahead, WDSuite s CRE market data indicates households are projected to increase further while average household size trends down, which typically expands the renter base and supports occupancy stability. Median household incomes have risen and are expected to continue growing, aligning with projected rent growth in the area.
Ownership remains expensive in this part of Orange County (elevated home values and a high value-to-income ratio), reinforcing sustained reliance on rental housing. For investors, this points to solid demand depth and potential pricing power, balanced against a rent-to-income profile that warrants thoughtful lease management to mitigate affordability pressure and retention risk. Notably, the property s 1977 vintage is older than the neighborhood average (1992), suggesting potential value-add and modernization opportunities alongside capital planning for aging systems.
Safety indicators present a mixed but improving picture. Nationally, the neighborhood scores in the top quartile for safety, with both property and violent offense rates comparing favorably to neighborhoods across the U.S., and recent year-over-year declines in both categories. Within the Anaheim Santa Ana Irvine metro, relative standing is more middle-to-lower tier, so investor underwriting should reflect submarket-level variation rather than block-level assumptions.
For multifamily operations, the national-percentile positioning supports leasing and retention, while the metro-relative results argue for standard security measures, lighting, and resident engagement practices consistent with Urban Core assets. Always pair historical trends with current management observations during due diligence.
Proximity to diversified office employment supports weekday traffic and a broad renter base, with nearby corporate nodes spanning packaging, finance, technology, and enterprise services. The employers below reflect commutable anchors likely to aid tenant retention and leasing consistency.
- INTERNATIONAL PAPER Cypress Retail Packaging corporate offices (5.1 miles)
- First American Financial corporate offices (6.6 miles) HQ
- Xerox corporate offices (6.6 miles)
- Microsoft Technology Center technology offices (8.6 miles)
- Western Digital corporate offices (8.8 miles) HQ
This 33-unit, 1977-vintage asset sits in a neighborhood with historically high occupancy and a sizable renter-occupied housing share, supporting income durability relative to metro peers. The Urban Core location offers top-percentile access to restaurants, parks, and pharmacies, plus strong school ratings, which together can underpin leasing velocity and renewal propensity. According to commercial real estate analysis from WDSuite, ownership costs in this part of Orange County remain elevated, reinforcing multifamily demand even as rent-to-income levels call for disciplined renewal strategies.
Demographics aggregated within a 3-mile radius show households trending upward and average household size trending down, a combination that typically expands the renter pool. Projected income growth alongside rising rents supports a thesis of sustained demand; meanwhile, the 1977 vintage creates an avenue for value-add upgrades and systems modernization to enhance competitiveness against newer stock.
- High neighborhood occupancy and meaningful renter concentration support leasing stability.
- Strong amenity access and school ratings bolster demand and retention.
- Elevated ownership costs in Orange County reinforce reliance on multifamily housing.
- 1977 vintage offers value-add and modernization potential to improve relative positioning.
- Risks: affordability pressure (rent-to-income) and metro-relative safety variation warrant prudent operations.