| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Good |
| Demographics | 42nd | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9331 Chapman Ave, Garden Grove, CA, 92841, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1976 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9331 Chapman Ave, Garden Grove 20-Unit Investment
Neighborhood occupancy has been resilient and demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. The asset’s inner-suburban location provides renter depth without relying on downtown spillover.
Located in an inner-suburban pocket of the Anaheim–Santa Ana–Irvine metro, the neighborhood posts an occupancy rate that is competitive among metro peers (top 40% among 516 neighborhoods) and sits well above national norms. That backdrop typically supports steadier leasing and fewer prolonged vacancy periods for well-managed buildings.
Daily-needs access is a relative strength: grocery and pharmacy availability track in the upper national percentiles, while restaurants are also well represented. By contrast, cafes and parks are limited locally, which may slightly temper lifestyle appeal versus amenity-rich submarkets.
Home values rank in the upper national percentiles, signaling a high-cost ownership market that tends to sustain reliance on rentals and can support pricing power. Median contract rents also skew high versus the nation, yet the neighborhood’s rent-to-income profile indicates manageable affordability pressure compared with many coastal corridors—supportive of retention for quality assets.
Within a 3-mile radius, renters account for roughly half of housing units (renter-occupied share near 51%), providing a broad tenant base. Over the last five years, household counts edged higher even as average household size decreased, expanding the pool of potential renters; forecasts point to continued increases in households by 2028, which can reinforce occupancy stability for professionally operated properties. Average school ratings are around the national midpoint, and abundant childcare options test near the top percentiles nationally—useful for family-oriented renter demand.
Safety indicators trend favorable in national context, with the neighborhood testing in the upper percentiles nationwide for lower violent and property offenses. At the metro level, however, the area ranks closer to the higher-incident end among 516 neighborhoods, so performance should be evaluated against submarket comps rather than broad metro averages.
Recent data shows meaningful year-over-year declines in both violent and property offense estimates, suggesting improving conditions. Investors can underwrite to current trends while considering standard measures (lighting, access controls, tenant screening) to help maintain leasing stability.
The surrounding employment base mixes corporate services and technology, supporting workforce housing demand and commute convenience for residents. Key employers within typical commuting range include International Paper, Time Warner Business Class, Xerox, First American Financial, and LKQ.
- INTERNATIONAL PAPER Cypress Retail Packaging — packaging (3.3 miles)
- Time Warner Business Class — telecom services (7.7 miles)
- Xerox — business services (7.9 miles)
- First American Financial — title & financial services (8.7 miles) — HQ
- LKQ — automotive parts (9.4 miles)
This 20-unit asset benefits from a tight rental backdrop: neighborhood occupancy is above national norms and competitive among Anaheim–Santa Ana–Irvine neighborhoods, with a renter base supported by a high-cost ownership market. Based on CRE market data from WDSuite, grocery, pharmacy, and restaurant access scores well versus national peers, reinforcing livability and leasing appeal even as cafe and park options are thinner.
Investor fundamentals are underpinned by a sizable renter pool and steady household growth aggregated within a 3-mile radius, alongside rent-to-income dynamics that point to manageable affordability pressure relative to many coastal markets. Safety trends have improved year over year; still, underwriting should account for variation within the metro and the need for ongoing property-level operations to support retention.
- Occupancy above national norms and competitive within the metro supports leasing stability.
- High-cost ownership market sustains rental demand and pricing power for well-managed assets.
- Strong daily-needs access (grocers, pharmacies, restaurants) bolsters livability and retention.
- 3-mile household growth and broad renter-occupied share expand the tenant base over time.
- Risks: thinner cafe/park amenities and relatively higher incident rankings within the metro warrant active operations and security planning.