Four-Unit Multifamily
New
For Sale
$1,750,000
12501 Orrway Drive, Garden Grove, CA 92841
Unit mix includes three two-bedroom residences and one three-bedroom residence in Garden Grove.
Property Size4,572 SF
Days on Market4
Property Features for 12501 Orrway Drive
General Information
Standard status
Active
Size
4,572 SF
Property subtype
Quadruplex
Units
Unit Mix
3 x 2BR, 1 x 3BR
Multifamily Units
4
Additional Details
Highway Access
Yes
Building Details
Building Size
4,572 SF
Year Built
1964
Listing Agency:
PAEZ REALTY COMPANY
Listed By:
William Melton · License #01342816
Source:
Altamirarealty
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 5 at 5:02AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of PAEZ REALTY COMPANY
Investment Insights
Based on property information with market context.
This 1964-built multifamily property at 12501 Orrway Dr includes four residences: three two-bedroom units and one three-bedroom unit. The configuration provides a mix of smaller and larger floor plans within an established residential asset. The property also offers renovation potential, with possible updates including kitchens, bathrooms, cabinetry, appliances, lighting, flooring, and fixtures.
The property is in Garden Grove, California, with access to Garden Grove Boulevard, Historic Main Street, Costco, Haster Basin Recreational Park, Garden Grove Park, and SteelCraft Garden Grove. State Route 22 and Interstate 5 connect the area with Orange County and the broader Southern California region. Walk Score is 63, Bike Score is 69, and Transit Score is 36.
The property is in Garden Grove, California, with access to Garden Grove Boulevard, Historic Main Street, Costco, Haster Basin Recreational Park, Garden Grove Park, and SteelCraft Garden Grove. State Route 22 and Interstate 5 connect the area with Orange County and the broader Southern California region. Walk Score is 63, Bike Score is 69, and Transit Score is 36.
Key Highlights
- Four‑unit multifamily property built in 1964
- Unit mix includes three two‑bedroom units and one three‑bedroom unit
- 12501 Orrway Dr, Garden Grove, CA 92841
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
$76,440
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
4.37%
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%
$1,528,800
$1.5M
Cap Rate 7%
$1,092,000
$1.1M
Cap Rate 9%
$849,333
$849.3K
Market Conditions
NOI Build-Up for 4,572 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
$115.2K $25.20/SF
− Vacancy
−$6.0K −$1.32/SF
EGI
$109.2K $23.88/SF
− OpEx
−$32.8K −$7.17/SF
NOI
$76.4K $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%
$1,528,800
Cap Rate 7%
$1,092,000
Cap Rate 9%
$849,333
Alternative Uses
Best Use
Multifamily LT 5
$1.09M
$955.5K – $1.27M
NOI $76,440 @ 7.0% cap · market cap 4.37%
Second Best
Apartment 5plus
$977.7K
$855.5K – $1.14M
NOI $68,437 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,160 @ 7.0% cap · market cap 5.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,842
Businesses Nearby
Explore this area
Business Placement
Demographics for 92841, CA
34,376
Population
9,813
Households
3.5
Avg Household Size
39
Median Age
22%
College-Educated
75%
High-School Grad
4.6 sq mi
ZIP Area
7,473
Density / Sq Mi
$81,975
Median Household Income
$36,900
Median Earnings
$1,983
Median Rent
$766,400
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?
Quadplex - Unit mix includes three two-bedroom residences and one three-bedroom residence in Garden Grove.
Where is this quadplex located?
The property is located at 12501 Orrway Drive Garden Grove, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Four‑unit multifamily property built in 1964; Unit mix includes three two‑bedroom units and one three‑bedroom unit; 12501 Orrway Dr, Garden Grove, CA 92841
