| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 38th | Poor |
| Amenities | 72nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8124 Larson Ave, Garden Grove, CA, 92844, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1980 |
| Units | 36 |
| Transaction Date | 2015-04-09 |
| Transaction Price | $9,520,000 |
| Buyer | J.D. Property Management |
| Seller | Top Team Realty, Inc. |
8124 Larson Ave, Garden Grove Multifamily Investment
Neighborhood-level occupancy is strong and renter demand is deep, supporting stable leasing performance, according to WDSuite s CRE market data.
Situated in Garden Grove s Urban Core, the neighborhood posts a high occupancy rate and ranks 134 out of 516 metro neighborhoods above the metro median and competitive within the Anaheim Santa Ana Irvine market. Nationally, occupancy sits well above typical levels, suggesting durable baseline demand for multifamily units rather than property-specific outperformance.
Renter-occupied housing accounts for roughly 65% of units in this neighborhood (a high renter concentration relative to the metro and nation), indicating a sizable tenant base and generally steady lease-up prospects. Median contract rents and home values skew high for the neighborhood versus national norms, with elevated ownership costs reinforcing reliance on rental housing and supporting pricing power in stable cycles.
Amenities are mixed: restaurants are dense by national standards, while grocery and pharmacy access are solid and childcare availability is a relative strength. Parks and cafes are limited nearby, which may shape tenant preferences toward properties that deliver on-site convenience. Average school ratings track below national averages, an important consideration for family-oriented renter segments and leasing strategy.
Within a 3-mile radius, household counts have edged higher despite flat-to-slightly lower population a sign of smaller household sizes and potential renter pool diversification. Looking ahead, forecasts point to further increases in households with rising incomes, dynamics that can support rent growth and occupancy stability when paired with disciplined operations and thoughtful positioning based on WDSuite s commercial real estate analysis.
Safety indicators are mixed in relative terms. Within the Anaheim Santa Ana Irvine metro, the neighborhood s crime rank is toward the higher-crime end (ranked 55 of 516), but compared with neighborhoods nationwide it trends safer than average, with national percentiles for overall, property, and violent incidents in the 60s to low 70s. Recent year-over-year declines in both property and violent incident rates suggest improving momentum, though continued monitoring is prudent.
Proximity to regional employers supports a diverse renter base and commute convenience, aiding retention and day-to-day leasing. Notable nearby employers include International Paper, Time Warner Business Class, Xerox, First American Financial, and Western Digital.
- INTERNATIONAL PAPER Cypress Retail Packaging packaging & distribution (3.0 miles)
- Time Warner Business Class telecommunications services (8.0 miles)
- Xerox business services & technology (8.6 miles)
- First American Financial title & financial services (8.8 miles) HQ
- Western Digital data storage technology (11.0 miles) HQ
This 36-unit asset sits in a neighborhood with consistently high occupancy and a deep renter base, favorable conditions for income stability across cycles. Elevated home values and strong restaurant/grocery access reinforce multifamily demand, while below-average school ratings and limited parks/cafes suggest positioning that emphasizes convenience, on-site amenities, and professional management. According to CRE market data from WDSuite, neighborhood occupancy ranks above the metro median and performs well versus national norms, aligning with durable leasing fundamentals rather than one-off drivers.
Within a 3-mile radius, household counts are rising even as population is broadly flat, indicating smaller household sizes and a broader renter pool over the forecast period. Income growth projections and forecast rent increases point to sustained demand capacity, though a relatively high rent-to-income profile underscores the need for disciplined pricing and resident retention strategies.
- High neighborhood occupancy and strong renter concentration support stable cash flows
- Elevated ownership costs in the area reinforce multifamily reliance and pricing power
- 3-mile household growth and rising incomes expand the tenant base over time
- Employer proximity across technology, telecom, and financial services aids leasing and retention
- Risk: higher rent-to-income ratios and modest school ratings call for proactive leasing and renewal management