10702 Frances, Garden Grove, CA 92843
10702 Frances, Garden Grove, CA 92843
Property Description
The property is in a prime location of Orange County, quiet, safe, close to Costco, freeway I-22 and Garden Grove Highschool. The lot size is 7500 square feet, city allowed the zone to be R3 zone which allows for building multiple houses. The lot size is between Frances Ave and Main Street so we can have two completely private entrances, driveways, and parking spaces from both Frances Ave and Main St. There used to be 2 properties in this lot. The big old house was removed, leaving an empty lot ready for a new construction. The small house of 600 square feet was totally upgraded in 2025 with a new roof, new floor, new kitchen and bathrooms, new AC & heater, new paint inside and outside. The small house offers 1 bedroom and 1 bathroom, with a small room that can be used as a second bedroom. The property currently has tenants living in it. This is such an exceptional opportunity for investors or multiple families seeking for comfort and convenience living in a prime location to rebuild in Garden Grove.
Features & Amenities
Property Details
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Comparative Market Analysis
Affordable Tier · 5 active · 5 closed
Garden Grove · Single Family Residence
Listed 5.6% above the median closed sale of $885,000. Price per sqft ($1,558) is a 66% premium to closed comps ($938). Closed comps sold at 105% of list — strong seller's market.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 12322 Flagstone | Garden Grove | 1954 | 3 | 2 | 938 | 6,072 | $1,045 | $980,000 | 1 | 62 |
| 11111 Iris | Garden Grove | 1949 | 3 | 1 | 1,020 | 7,735 | $1,077 | $1.10M | 4 | 60 |
| 10902 Poindexter | Garden Grove | 1954 | 3 | 1 | 1,062 | 7,215 | $918 | $975,000 | 64 | 57 |
| 11822 Mac Murray Street | Garden Grove | 1954 | 3 | 2 | 1,029 | 7,201 | $962 | $990,000 | 131 | 52 |
| 12231 Ferrari | Garden Grove | 1955 | 3 | 2 | 1,053 | 7,800 | $831 | $875,000 | 31 | 52 |
| Total: 5 · Average | 3.0 | 1.6 | 1,020.4 | 7,204.6 | $966.6 | $983,800 | 46.2 | |||
| Median | 1,029 | $980,000 | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 11021 Woodbury Road | Garden Grove | 1952 | 08/14/2026 | 3 | 1 | 889 | 7,138 | $799,999 | $870,000 | $979 | 1.09 | 23 | 68 |
| 13702 Lombardy | Garden Grove | 1952 | 06/12/2026 | 3 | 1 | 914 | 8,100 | $889,000 | $1.05M | $1,149 | 1.18 | 24 | 65 |
| 8842 Calico Avenue | Garden Grove | 1955 | 08/11/2026 | 3 | 1 | 995 | 7,458 | $889,000 | $850,000 | $854 | 0.96 | 31 | 63 |
| 12611 Volkwood | Garden Grove | 1954 | 06/22/2026 | 3 | 1 | 992 | 7,214 | $865,000 | $885,000 | $892 | 1.02 | 27 | 58 |
| 11812 Gary | Garden Grove | 1954 | 10/01/2026 | 3 | 1 | 1,149 | 7,217 | $950,000 | $935,000 | $814 | 0.98 | 59 | 51 |
| Total: 5 · Average | 3.0 | 1.0 | 987.8 | 7,425.4 | $918,000 | $918,000 | $937.6 | — | 32.8 | ||||
| Median | 992 | $885,000 | $885,000 | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.