13312 Downie, Garden Grove, California 92843, Garden Grove, 92843 - 4 bed, 3 bath
13312 Downie
Garden Grove, California 92843
Property Price
SUMMARY
Analysis of 13312 Downie, Garden Grove, California 92843 reveals a Prime Investment Opportunity with a current list price of $1,129,000—significantly undercutting the $1,183,378 Fair Market Value by 4%. This valuation gap indicates a +$54,378 Instant Equity potential for buyers. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Garden Grove Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13312 Downie Subject | $1,129,000* List Price | 4 | 3 | 1,640 | $722 | - |
A 12681 Trask Avenue Sold | $1,035,000 | 4 | 4 | 1,870 | $553 | 0.7 mi |
B 13391 Laramore Lane Sold | $998,800 | 4 | 2 | 1,280 | $780 | 0.2 mi |
C 13431 Lilly Street Sold | $898,000 | 3 | 1 | 1,253 | $717 | 0.6 mi |
D 12346 Flint Active | $979,888 List Price | 4 | 2 | 1,261 | $777 | 1.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property is move-in ready and well-maintained, featuring an updated kitchen with recently replaced stainless steel appliances and a functional layout. Although originally built in 1956, the home has undergone significant improvements including a permitted second-story addition and enclosed patio. The overall condition shows minimal wear and tear, suggesting that major systems are functional and the property does not require immediate renovation.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 7560, living area = 1640.
- Exceptional Income Potential
The property features a unique 'triple-income' strategy, including a permitted second-story suite with private access, JADU potential in the garage, and sufficient lot space for a detached ADU.
- Strategic Location
Ideally situated near major employment and tourism hubs including UCI Medical Center, Disneyland, and The Outlets at Orange, ensuring high rental demand and long-term desirability.
CONSRISKS & DEFICIENCIES
- Recently Sold Property
The property was recently sold within the past year on 2026-01-28. The sold price is $790,000.00.
- Aging Infrastructure
Originally built in 1956, the home may require substantial updates to its core systems, such as electrical and plumbing, to support the increased load of multiple ADU conversions.
- Increased Site Density
Maximizing the 'triple-income' potential will significantly reduce yard space and may compromise the privacy and quiet enjoyment of the main residence and pool area.
About 13312 Downie
TRIPLE-INCOME POTENTIAL – Garden Grove Gem with Pool & ADU Upside! Discover the ultimate "House Hacking" masterpiece or investment powerhouse in one of Garden Grove’s most strategic pockets. Situated on a generous 7,560 sq. ft. lot, this well-cared-for home offers a functional 4-bed, 2.5-bath layout plus a permitted bonus room —all located minutes from UCI Medical Center, The Outlets at Orange, Christ Cathedral, and Disneyland! The "Triple-Income" Strategy: 1. The Private Suite: The permitted 2nd-story 4th bedroom features direct access, making it a perfect turnkey rental or guest suite without disturbing the main floor. 2. JADU Potential: The attached 2-car garage is prime for a Junior ADU conversion to create a second rental stream. 3. Detached ADU: The massive lot provides ample “clear land” to build a detached ADU while still maintaining a private pool area for the main house. Property Highlights: • Bonus Space: Permitted enclosed patio currently used as a 5th bedroom (not included in the 1,640 sq. ft.). • Outdoor Oasis: A spacious backyard featuring a private pool, ideal for entertaining or future tenants. • Value-Add: Updated kitchen with recently replaced appliances and a gas line ready for your chef’s touch. Live in one, rent two, and build the third—the math works here!
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1956
- Lot Size
- 7,560 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 3 (3 Full, 0 Half)
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 | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 3.0 | 55% |
| Baths | 3.0 | 2.0 | 77% |
| Square foot | 1,640 | 1,342 | 68% |
| Lot Size | 7,560 | 7,227 | 68% |
| Price | $1.13M | $1.02M | 77% |
| Price per sq ft | $688 | $698 | 48% |
| Built year | 1956 | 1958 | 42% |
| HOA | $0 | $0 | 50% |
| Days on market | 15 | 155 | 3% |
Pricing History
Listed for Sale
Feb 20, 2026
$1,129,000
Initial Listing
Sold
Jan 28, 2026
$790,000
Public Record