10852 Stanford, Garden Grove, California 92840, Garden Grove, 92840 - 2 bed, 1 bath
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Garden Grove, California 92840
This Value-Add Development Asset is listed at $715,000, positioned within the established Garden Grove Unified district. While the $591,455 Fair Market Value reflects the current 800 sqft footprint, the property's primary value is anchored in the Expansive 7,000 sqft Lot. Carrying a Condition Rating of 6, the 1921 structure presents a clear opportunity for a full modernization or the addition of an Accessory Dwelling Unit (ADU). This property is a strategic acquisition for Fix-and-Flip Investors or Contractors focused on maximizing ROI through high-density residential redevelopment.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 10852 Stanford Subject | $715,000* List Price | 2 | 1 | 800 | $739 | - |
A 12662 12662 Glen Street Sold | $920,000 | 3 | 1 | 1,008 | $913 | 0.9 mi |
* Subject property listed price vs sold prices of comps.
Property is land value only, full reconstruction required.
Built in 1921 (104 years old) with no evidence of major renovations. The small 800 sqft structure on a large 7,000 sqft lot suggests the property is being sold primarily for land value, meeting the >50 year age criteria without significant updates.
The generous 7,000 sqft lot provides significant value and versatility, offering ample space for potential home expansion, the addition of an Accessory Dwelling Unit (ADU), or a large private backyard.
As a 1921 original structure on a large lot, this property serves as an ideal canvas for investors or builders looking to renovate or redevelop in a high-demand Orange County submarket.
Situated within the respected Garden Grove Unified School District, the property benefits from a stable neighborhood environment that appeals to families and supports long-term appreciation.
With only 800 square feet of living space, the current 2-bedroom, 1-bathroom configuration is quite restrictive and may not meet the needs of modern buyers seeking more spacious accommodations.
Built in 1921, the home likely requires substantial updates to its core systems, including plumbing, electrical, and foundation, to meet contemporary building standards and efficiency.
Exceptional opportunity in Garden Grove. This spacious residence offers a versatile layout ideal for modern living. Situated on a quiet street in a highly desirable area.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 3.0 | 6% |
| Baths | 1.0 | 2.0 | 9% |
| Square foot | 800 | 1,495.5 | 2% |
| Lot Size | 7,000 | 7,252.5 | 23% |
| Price | $715.0K | $1.01M | 6% |
| Price per sq ft | $894 | $665 | 91% |
| Built year | 1921 | 1956 | 2% |
| HOA | $0 | $0 | 50% |
| Days on market | 204 | 180 | 73% |
Apr 21, 2026
$715,000
$650,000
+10% Price Increase
Initial Listing
Oct 27, 2025
$650,000
$599,000
+9% Price Increase
Initial Listing
Sep 30, 2025
$599,000
Initial Listing