At A Glance

Five units on a quarter-acre in West Garden Grove.

A 1977 building held by the same long-term ownership since the year it was built, improved with consistent capital throughout. The mix is the asset: two one-bedrooms, two two-bedrooms, and a three-bedroom townhouse, each with a private yard and a dedicated garage. The neighborhood is largely single-family, which insulates resident demand and contributes to long-term hold appeal.

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Property Type 5-Unit Multifamily

Garages Eight Spaces

Gross Annual $148,380

Submarket West Garden Grove

From The Air, All Five Doors

The asset, in submarket context. Six deliberate frames.

12582 Adelle is sold as an investment, so the gallery is led by the underwriter's view. Six aerial frames at varying elevations and angles, each showing what the rent roll cannot: the parcel boundary, the garage count, the townhouse anchor unit, the residential character of the surrounding blocks, and the relationship between the building and its single-family neighbors.

Wide aerial of 12582 Adelle showing the building rooftop, driveway, and the surrounding low-density residential pattern of West Garden Grove — Frame one. The wide view. A 1977-vintage five-unit building tucked inside a quiet pocket of single-family West Garden Grove, the rooftop centered between two tree-lined streets.

Aerial elevation of 12582 Adelle showing the front driveway running between two flanking single-story garage rows toward the front building — Frame two. The driveway elevation. Flanking garage rows on either side, eight doors total, the residential block centered at the back of the lot.

High aerial frame showing 12582 Adelle and the surrounding street grid of West Garden Grove — Frame three. The street grid. Quiet single-family blocks on every side, mature trees, the residential fabric the property has anchored since 1977.

Streetfront view of 12582 Adelle with the white picket fence, the central driveway, and the garage rows that line each side of the parcel — Frame four. From the curb. The picket fence and the central drive read residential, not commercial, which is part of why this asset has held its tenant base for so long.

Tight aerial crop of the flanking single-story garage rows that line the central driveway at 12582 Adelle, eight doors total — Frame five. Garage count, verified. Eight doors flank the central drive, one for each unit plus a spare.

Widest available aerial of the 12582 Adelle parcel, showing the full 10,223 square foot lot footprint as a single contiguous address — Frame six. The parcel from above, one address. Ten thousand two hundred twenty-three square feet, five doors, one APN.

“Five doors on a single parcel, in a street of single doors. A diversified rent roll, sold as one address.”

The Asset

A small portfolio, sold as one.

The story at 12582 Adelle is the unit mix. Five doors, three floor plans, all on a single 10,223 square foot parcel: two one-bedroom one-bath units that absorb the value tenants in any cycle, two two-bedroom two-bath units that hold the working-family middle, and a three-bedroom two-and-a-half-bath townhouse that anchors the rent roll.

The building was completed in 1977 and has been maintained by long-term ownership with consistent capital improvements. Per the listing, each unit has a private yard and a dedicated garage, with eight garage spaces across the parcel. The 4,737 square feet of leasable space generates $148,380 in gross annual income at current rents.

West Garden Grove is the right submarket for this kind of asset. The streets immediately around Adelle are largely single-family, which gives the building a quieter resident experience than a five-unit on a denser block, and contributes to the long-term hold thesis. Shopping, dining, and the 22 and 405 freeways are within a short drive.

Gross Annual Income

$148,380

Per the listing, at current rents. Detailed rent roll and operating expenses available in the offering memorandum on request.

The Unit Mix

Two, Two, And One

Two 1BR/1BA, two 2BR/2BA, and a three-bedroom townhouse. The diversity is the durability.

The Submarket

Single-Family Pocket

Surrounded predominantly by single-family homes. Insulates tenant demand and pricing.

The Spec Sheet

What the rent roll cannot tell you.

Below is the placard for the asset: the unit mix, the parking, the parcel, the income line, the systems that the long-term owner has maintained. A starting point for the underwrite.

Unit One

One Bedroom, One Bath

Private yard. Dedicated garage.

Value tenant base

Unit Two

One Bedroom, One Bath

Private yard. Dedicated garage.

Value tenant base

Unit Three

Two Bedrooms, Two Baths

Private yard. Dedicated garage.

Working-family middle

Unit Four

Two Bedrooms, Two Baths

Private yard. Dedicated garage.

Working-family middle

Unit Five

Three Bedrooms, Two-and-a-Half Baths

Townhouse layout. Private yard. Dedicated garage.

Rent roll anchor

Total Garages

Total Parking Spaces

HOA

None

Construction

1977

Run The Numbers

Underwrite the debt, quietly.

A starting estimate of the monthly principal and interest payment on 12582 Adelle. Adjust the leverage and the rate to model the deal. The full operating statement is on the offering memorandum.

Down Payment 30%

Interest Rate 7.0%

Amortization

Estimated Monthly Debt Service

$10,663

Principal and interest only. Property taxes, insurance, and operating expenses are not included. Based on a list price of $2,290,000 and gross annual income of $148,380.

The Submarket

West Garden Grove, as it operates.

West Garden Grove sits in northwestern Orange County, bordered by Cypress, Stanton, and Westminster. The streets immediately around 12582 Adelle are largely single-family, which is the quiet variable in the underwrite. Tenant turnover in a single-family pocket runs lower than in a denser apartment corridor.

The 22 freeway runs north of the parcel and the 405 sits a few minutes west. Daily shopping, dining, and grocery anchors are within a short drive. The address has been an income property for almost half a century in a neighborhood that hasn't materially changed character.

Northwestern Orange County · Five minutes to the 22, ten to the 405

Five Doors. One Address.

Five units on a quarter-acre in West Garden Grove.

The asset, in submarket context. Six deliberate frames.

A small portfolio, sold as one.

$148,380

Two, Two, And One

Single-Family Pocket

What the rent roll cannot tell you.

One Bedroom, One Bath

One Bedroom, One Bath

Two Bedrooms, Two Baths

Two Bedrooms, Two Baths

Three Bedrooms, Two-and-a-Half Baths

Underwrite the debt, quietly.

West Garden Grove, as it operates.

Request the OM on 12582 Adelle.

Listed by Scott Gerard