Duplex with Permitted
For Sale
Under Contract
$1,200,000
13071 Birchwood, Garden Grove, CA 92843
Garden Grove, CA
Property Size2,695 SF
Lot Size0.17 Acres
Price / SF$445.27
Days on Market65
Property Features for 13071 Birchwood
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Game Room, Bathroom 2, Bedroom 1, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 4, Laundry Room, Bedroom 2
Patio and Porch features
Patio, Porch
Interior features
Block Walls, Pantry
Fireplace
1
Appliances
Gas Cooktop, Water Heater, Water Heater Central
Subdivision
Other (OTHR)
Lot features
0-1 Unit/ Acre
Elementary school district
Garden Grove Unified
Middle school district
Garden Grove Unified
High school district
Garden Grove Unified
Directions
East of Euclid South of Garden Grove BLvd.
Standard status
Active Under Contract
APN
10001338
Size
2,695 SF
Lot size
0.17 Acres
Utilities
Heating system
Ductless (Heating)
Cooling system
Ductless
Water source
Public
Amenities
hardwood flooring
faux fireplace
built-in china cabinet
walk-in pantry
family room
covered patio
shared laundry hook up
Building Details
Year built
1949
Floors in Building
1
Number of units
2
Architectural style
Other
Listing Agency:
REMAX Professionals · RE/MAX International
(714) 786-8221
Listed By:
Kathleen Ladd · License #01019339
(714) 328-6342
Added: Jul 23
Changed: Sep 22
Last Checked: Sep 25 at 5:06AM
MLS# PW26161027
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex property includes a 2,055-square-foot front residence with three primary suites, each with a full bathroom. The home also offers a living room with hardwood flooring, a dining room with built-in cabinetry, a kitchen with white cabinets, shelving, and a walk-in pantry, plus a family room with extensive storage. A covered patio extends from the rear portion of the main home.
The approximately 640-square-foot rear ADU is fully permitted and independently equipped with a kitchen, three-quarter bathroom, and separate electrical meter. Both units share a rear laundry hookup. The 0.1651-acre lot includes an extra-long driveway, additional street parking, landscaped entry areas, patio and porch features, public water service, ductless heating and cooling, and a 1949 construction date.
The approximately 640-square-foot rear ADU is fully permitted and independently equipped with a kitchen, three-quarter bathroom, and separate electrical meter. Both units share a rear laundry hookup. The 0.1651-acre lot includes an extra-long driveway, additional street parking, landscaped entry areas, patio and porch features, public water service, ductless heating and cooling, and a 1949 construction date.
Key Highlights
- 2,055 Sq Ft front residence with three primary suites and full bathrooms
- Approximately 640 Sq feet fully permitted rear ADU
- Separate electrical meters for the rear ADU and front residence
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$45,058
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.75%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$901,160
$901.2K
Cap Rate 7%
$643,686
$643.7K
Cap Rate 9%
$500,644
$500.6K
Market Conditions
NOI Build-Up for 2,695 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$67.9K $25.20/SF
− Vacancy
−$3.5K −$1.32/SF
EGI
$64.4K $23.88/SF
− OpEx
−$19.3K −$7.17/SF
NOI
$45.1K $16.72/SF
Area
Garden Grove, CA
Vacancy
5.22%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$901,160
Cap Rate 7%
$643,686
Cap Rate 9%
$500,644
Alternative Uses
Best Use
Multifamily LT 5
$643.7K
$563.2K – $751.0K
NOI $45,058 @ 7.0% cap · market cap 3.75%
Second Best
Apartment 5plus
$576.3K
$504.3K – $672.4K
NOI $40,341 @ 7.0% cap · market cap 3.36%
Theoretical Best
Office A
$843.4K
$738.0K – $984.0K
NOI $59,040 @ 7.0% cap · market cap 4.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,269
Businesses Nearby
Explore this area
Business Placement
Demographics for 92843, CA
45,480
Population
12,051
Households
3.8
Avg Household Size
38
Median Age
18%
College-Educated
69%
High-School Grad
4.0 sq mi
ZIP Area
11,370
Density / Sq Mi
$82,009
Median Household Income
$34,941
Median Earnings
$1,878
Median Rent
$665,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two self-contained residential units include multiple suites, separate electrical metering, and a shared laundry area.
Where is this duplex located?
The property is located at 13071 Birchwood Garden Grove, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2,055 Sq Ft front residence with three primary suites and full bathrooms; Approximately 640 Sq feet fully permitted rear ADU; Separate electrical meters for the rear ADU and front residence
