Two-Story Duplex with
For Sale
$1,089,000
10102 Orangewood Avenue, Garden Grove, CA 92840
Garden Grove, CA
Property Size1,980 SF
Lot Size0.17 Acres
Price / SF$550
Days on Market9
Property Features for 10102 Orangewood Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bathroom 3, Bathroom 4, Laundry Room, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 1, Bedroom 2
Parking
2
Appliances
Water Heater Central, Gas Water Heater
Lot features
Walkstreet
Directions
South of Orangewood East of Brookhurst
Subdivision
699 - Not Defined
Standard status
Active
APN
08964607
Lot size
0.17 Acres
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Building Details
Year built
1972
Floors in Building
1
Number of units
2
Roof type
Composition
Architectural style
Other
Listing Agency:
First Team Real Estate
(714) 964-3311
Listed By:
Lily Campbell · License #01229782
(714) 717-5095
Added: Aug 29
Changed: Sep 5
Last Checked: Sep 6 at 9:06AM
MLS# OC26189929
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 two-story duplex, built in 1972, provides approximately 1,980 square feet of combined living space on an approximately 7,550-square-foot lot. Attached garage parking serves the property. Unit 1 includes an updated kitchen with granite countertops and upgraded cabinetry, while granite finishes are also present in the bathrooms.
Both units are occupied by long-term tenants under month-to-month rental agreements, combining current rental use with lease-term flexibility. The property is near schools, parks, shopping, dining, major freeways, and the Anaheim resort and entertainment district. Public water and sewer service, forced-air heating, and a composition roof are also in place.
Both units are occupied by long-term tenants under month-to-month rental agreements, combining current rental use with lease-term flexibility. The property is near schools, parks, shopping, dining, major freeways, and the Anaheim resort and entertainment district. Public water and sewer service, forced-air heating, and a composition roof are also in place.
Key Highlights
- Two‑story duplex built in 1972
- Approximately 1,980 square feet of combined living space
- Approximately 7,550‑square‑foot lot; 0.17 acres
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
$33,104
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
3.04%
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%
$662,080
$662.1K
Cap Rate 7%
$472,914
$472.9K
Cap Rate 9%
$367,822
$367.8K
Market Conditions
NOI Build-Up for 1,980 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
$49.9K $25.20/SF
− Vacancy
−$2.6K −$1.32/SF
EGI
$47.3K $23.88/SF
− OpEx
−$14.2K −$7.17/SF
NOI
$33.1K $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%
$662,080
Cap Rate 7%
$472,914
Cap Rate 9%
$367,822
Alternative Uses
Best Use
Multifamily LT 5
$472.9K
$413.8K – $551.7K
NOI $33,104 @ 7.0% cap · market cap 3.04%
Second Best
Apartment 5plus
$423.4K
$370.5K – $494.0K
NOI $29,638 @ 7.0% cap · market cap 2.72%
Theoretical Best
Office A
$619.7K
$542.2K – $722.9K
NOI $43,376 @ 7.0% cap · market cap 3.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,130
Businesses Nearby
Explore this area
Business Placement
Demographics for 92840, CA
54,365
Population
16,662
Households
3.3
Avg Household Size
39
Median Age
29%
College-Educated
77%
High-School Grad
5.1 sq mi
ZIP Area
10,660
Density / Sq Mi
$96,555
Median Household Income
$41,859
Median Earnings
$1,955
Median Rent
$746,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both units are occupied on month-to-month agreements, with one offering updated kitchen and bathroom finishes.
Where is this duplex located?
The property is located at 10102 Orangewood Avenue Garden Grove, CA.
What is the asking price?
The asking price for this property is $1,089,000.
What are key features of this property?
This property features: Two‑story duplex built in 1972; Approximately 1,980 square feet of combined living space; Approximately 7,550‑square‑foot lot; 0.17 acres
