10852 Stanford Ave
More Than Just a Property
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Nearby Schools
Educational options and performance ratings in the area.
Agnes Ware Stanley Elementary School
Dr. Walter C. Ralston Intermediate School
Garden Grove High School
Property Overview
A stunning investment opportunity in a prime location. This property features modern amenities, spacious living areas, and strong rental potential.
Features & Amenities
Haven AI Verdict
Data provided by Haven AI. Disclaimer
Haven AI
This property represents a high-risk investment primarily due to its severely negative monthly cash flow of -$1,696.13. With a gross rental yield of only 3.22%, the asset fails to cover debt service and operating expenses, creating a significant monthly 'alligator' effect. A conservative analysis suggests that relying on a 4% appreciation rate is insufficient to offset the immediate out-of-pocket losses. While Garden Grove remains a stable Southern California market with high demand, the financial fundamentals of this specific 800-square-foot unit are poor. Without a substantial down payment or an all-cash purchase, this investment is a liability that drains portfolio liquidity rather than building wealth.
- • Located in a stable, high-demand Orange County submarket
- • Consistent historical appreciation trends in Southern California
- • Low inventory levels for single-family residences in Garden Grove
- • Extreme negative cash flow requires $20,000+ annual out-of-pocket subsidy
- • Rental yield is significantly lower than current risk-free treasury rates
- • High price per square foot ($893) limits immediate equity upside
- • Small 2-bed, 1-bath footprint limits tenant pool and rent growth potential
- • Heavy reliance on speculative appreciation to achieve a positive return on investment
10-Year Price Projection
Price & Tax History
Price History
| Date | Event | Price | Price/sqft |
|---|---|---|---|
| 2026-05-01 | Listed for sale | $715,000 | $894 |
| 2026-04-23 | Listing removed | $715,000 | $894 |
| 2026-04-21 | Listed for sale | $715,000 | $894 |
| 2026-03-23 | Listing removed | $650,000 | $813 |
| 2026-03-21 | Listed for sale | $650,000 | $813 |
| 2026-03-06 | Listing removed | $650,000 | $813 |
| 2026-03-02 | Listed for sale | $650,000 | $813 |
| 2025-12-28 | Listing removed | $650,000 | $813 |
| 2025-12-19 | Listed for sale | $650,000 | $813 |
| 2025-10-28 | Listing removed | $650,000 | $813 |
| 2025-10-26 | Listed for sale | $650,000 | $813 |
| 2025-10-03 | Listing removed | $599,000 | $749 |
| 2025-09-30 | Listed for sale | $599,000 | $749 |
| 2020-05-22 | Sold | $550,000 | $688 |
| 2004-01-02 | Sold | $360,000 | $450 |
| 2000-03-03 | Sold | $170,000 | $213 |
Tax History
| Year | Property Tax | Tax Assessment |
|---|---|---|
| 2025 | $7,516 | $601,503 |
| 2024 | $7,372 | $589,709 |
| 2023 | $7,238.46 | $578,147 |
| 2022 | $7,085.7 | $566,811 |
| 2021 | $7,011.12 | $555,698 |
| 2020 | $5,591.16 | $438,024 |
| 2019 | $5,591.16 | $413,871 |
| 2018 | $5,300.22 | $405,756 |
| 2017 | $5,123.96 | $397,800 |
| 2016 | $5,123.96 | $398,000 |
| 2015 | $5,129.98 | $314,496 |
| 2014 | $3,976.86 | $314,496 |
| 2013 | $0 | $262,080 |
| 2012 | $0 | $262,080 |
| 2011 | $0 | $273,000 |
| 2010 | $0 | $273,000 |
| 2009 | $0 | $360,000 |
| 2008 | $0 | $382,034 |
| 2007 | $0 | $382,034 |
| 2006 | $0 | $374,544 |
| 2005 | $0 | $367,200 |
| 2004 | $0 | $17,821 |
| 2003 | $0 | $17,495 |
| 2002 | $0 | $17,152 |
| 2001 | $308.1 | $16,816 |
| 2000 | $302.9 | $16,487 |
Investment Numbers & Operating Model
Standardized cash flow underwriting modeled with state tax schedules, regional insurance hazard risk, and disciplined operating reserves.
Multi-factor yield grade
NOI: $18,100/yr
On $164,450 invested
Negative debt coverage
Equity + cumulative cash
Monthly Cash Flow Breakdown
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