13272 Fletcher Street, Garden Grove, California 92844, Garden Grove, 92844 - 0 bed, 0 bath
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13272 Fletcher Street
Garden Grove, California 92844
ACTIVE
CONDITION: POOR
0Beds
0Baths
4,152Sq Ft
8,276.4Lot Size
Property Price
LIST PRICE$1,795,000
EST. MARKET VALUE
$1,851,511
3% BelowMARKET VALUE
SUMMARY
This four-unit Multifamily Investment Property presents a High-Potential Investment Opportunity with a List Price of $1,795,000—positioned well below the $1,851,511 Fair Market Value by 3%. This valuation gap offers $56,511 in Instant Equity. With a Condition Rating of 5, the property requires interior modernization, offering significant upside through rental optimization. Its central Garden Grove location and desirable unit mix ensure strong demand. This is a strategic acquisition ideal for Buy-and-Hold Investors or Value-Add Developers seeking long-term asset appreciation.
Estimated Market Value
$1,851,511+$56,511 Equity Potential
Based on Realkey algorithm analyzing recent comparable sales in Garden Grove.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13272 Fletcher Street Subject | $1,795,000* List Price | 0 | 0 | 4,152 | $446 | - |
A 13282 Fletcher Street Active | $1,795,000 List Price | 0 | 0 | 4,152 | $432 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Poor
TeardownExcellent
Property is extensive renovation needed.
Built in 1964 (60 years old) with no record of recent renovations. The listing explicitly identifies the property as a 'value-add opportunity' requiring full interior modernization, including kitchens, bathrooms, and flooring, indicating the current condition requires significant rehab rather than minor updates.
PROSSTRENGTHS & OPPORTUNITIES
- Desirable Unit Mix
The property features a strong mix of three two-bedroom units and one three-bedroom unit, which is highly attractive for families and ensures lower vacancy rates in the Garden Grove rental market.
- Strategic Location
Situated near major employment hubs, Disneyland, and Little Saigon with easy access to State Route 22, the property offers tenants excellent connectivity throughout Orange County.
- Value-Add Potential
Significant upside potential exists through interior modernization and rental optimization, allowing investors to force appreciation and increase long-term cash flow through renovations.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =8276, other record lot size in square feet = 7199.
- Aging Infrastructure
Built in 1964, the property likely requires substantial capital improvements to major systems and cosmetics to compete with modern rental standards and achieve top-tier market rents.
- High Acquisition Cost
With a list price of $1,795,000, the initial yield may be compressed, requiring a significant secondary investment in renovations to realize a competitive return on investment.
About 13272 Fletcher Street
13282 Fletcher Street is a four-unit multifamily investment property located in Garden Grove, California. The property features a desirable unit mix consisting of three two-bedroom units and one three-bedroom unit, providing broad appeal within the local rental market. Situated in a central Garden Grove location, the property offers convenient access to shopping, dining, entertainment, and major employment centers throughout Orange County. Nearby destinations include Garden Grove Boulevard, Historic Main Street, the GARDEN AMP, Disneyland, the Anaheim Convention Center, Little Saigon, Bella Terra, and The Outlets at Orange. Convenient access to State Route 22 also provides connectivity throughout Orange County and the greater Southern California region. The property presents a compelling value-add opportunity with potential upside through interior renovations, modernization, and rental optimization. Potential improvements may include updated kitchens and bathrooms, quartz countertops, shaker-style cabinetry, modern appliances, recessed lighting, luxury vinyl plank flooring, and contemporary fixtures and finishes. With its desirable unit mix, established Garden Grove location, and renovation potential, 13282 Fletcher Street offers an opportunity to increase rental income, improve cash flow, and enhance long-term asset value.
Property Details
Public Facts
- Property Type
- Quadruplex
- Year Built
- 1964
- Lot Size
- 8,276.4 Sq. Ft.
Interior
- Total Bedrooms
- 0
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 0.0 | 0.0 |
| Baths | 0.0 | 0.0 |
| Square foot | 4,152 | 4,225.5 |
| Lot Size | 8,276.4 | 10,118.5 |
| Price | $1.79M | $1.54M |
| Price per sq ft | $432 | $476 |
| Built year | 1964 | 1962 |
| HOA | $0 | $0 |
| Days on market | 8 | 83 |
Pricing History
Listed for Sale
Sep 1, 2026
$1,795,000
Initial Listing