| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 38th | Poor |
| Amenities | 72nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9121 Trask Ave, Garden Grove, CA, 92844, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1972 |
| Units | 30 |
| Transaction Date | 1994-04-05 |
| Transaction Price | $350,000 |
| Buyer | CHOI JOON SHIK |
| Seller | PARK YOUNG RYONG |
9121 Trask Ave, Garden Grove Multifamily Investment
Stabilized renter demand in an Urban Core pocket with high occupancy and a deep renter base supports income durability, according to WDSuite’s CRE market data.
Situated in Garden Grove within the Anaheim–Santa Ana–Irvine metro, the neighborhood posts a high occupancy level and ranks competitive among 516 metro neighborhoods for occupancy, supporting day-one leasing stability for multifamily investors. Renter-occupied housing is prevalent (high renter concentration), which deepens the tenant pool and reduces lease-up risk. Elevated home values relative to national norms point to a high-cost ownership market, which tends to sustain reliance on rental housing and supports pricing power when managed carefully.
Amenities skew toward daily-needs convenience rather than leisure: grocery and pharmacy density trends above national averages, while restaurants are a relative strength (top national tier), but parks and cafes are limited locally. Average school ratings track below national midpoints, an element to consider in positioning and tenant profile. Overall, neighborhood quality indicators land around the metro median (C+), with operating metrics like NOI per unit trending above national norms, per WDSuite.
Vintage matters: the asset’s 1972 construction predates the neighborhood’s average 1981 stock, implying near- to medium-term capital planning and potential value-add through systems upgrades and interior renovations. For investors conducting multifamily property research, this age profile can support renovation-led rent lifts if scope and timing are aligned with local affordability dynamics.
Demographics aggregated within a 3-mile radius show a modest decline in population alongside a small increase in household counts, indicating smaller household sizes and a gradual shift toward more households occupying available units. Looking forward, projections call for additional household growth with smaller average household size, which generally expands the renter pool and can support occupancy stability.
Safety indicators are mixed in context. Compared with neighborhoods nationwide, this area trends above average for safety (around the upper ranges nationally), and recent data show declines in both violent and property offense rates over the past year, according to WDSuite. Within the Anaheim–Santa Ana–Irvine metro’s 516 neighborhoods, however, crime ranks closer to the higher-crime side of the spectrum, so investors should underwrite security measures and tenant screening accordingly.
Nearby employment anchors span packaging, technology, and financial services, supporting commuter convenience and a broad renter base tied to regional job centers. The employers below reflect the closest concentrations likely to influence leasing and retention.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (3.9 miles)
- Xerox — business services (7.6 miles)
- First American Financial — title & financial services (7.8 miles) — HQ
- Time Warner Business Class — telecommunications (8.8 miles)
- Microsoft Technology Center — technology (9.8 miles)
This 30-unit property benefits from a high-occupancy neighborhood and a sizable renter-occupied housing base that supports demand visibility and lease-up efficiency. Elevated ownership costs in Orange County reinforce reliance on rentals, while restaurant, grocery, and pharmacy access bolster day-to-day livability. According to CRE market data from WDSuite, neighborhood operating performance trends above national norms, aligning with an income-focused strategy.
Built in 1972, the asset is older than the local average vintage, creating a clear value-add pathway via modernization and system upgrades. Demographic data aggregated within a 3-mile radius indicate a gradual shift toward more households and smaller household sizes over time, which typically expands the tenant base and supports occupancy stability. Key risks include affordability pressure (higher rent-to-income levels), below-average school ratings, limited park/cafe density, and metro-relative safety positioning that warrants prudent operating practices.
- High neighborhood occupancy and deep renter base support income durability
- Older 1972 vintage offers value-add potential through renovations and system upgrades
- Elevated ownership costs sustain rental demand and can support pricing power
- 3-mile demographics point to more households and a larger tenant pool over time
- Risks: affordability pressure, below-average school ratings, limited parks/cafes, and metro-relative safety