7831 11th St
Presenting 7831 11th St
A rare investment opportunity in Westminster. This cash-flowing duplex delivers two units — each 2 bed / 1 bath — rent-ready with only minor cosmetic touch-ups needed, so income begins immediately while a larger plan takes shape. The real story is the land: an 8,276 square foot lot zoned R4, allowing up to four units. A buyer can hold and collect rent today, or tear down, build up, and multiply rental income on the same parcel. Built in 1959 with 1,600 square feet across both units, central heat, and two garage spaces, the property sits in a central Orange County location with quick access to Little Saigon, Westminster Unified schools, and the 405 and 22 freeways. Development sites like this in Westminster rarely reach the open market.
Cash-Flowing Duplex
Two separate units, each 2 bed / 1 bath, rent-ready with only minor cosmetic touch-ups. Income starts on day one while the bigger plan takes shape.
R4 Lot With Four-Unit Potential
An 8,276 square foot lot zoned R4 allowing up to four units — the rare Westminster parcel that lets a buyer build up and multiply rental income on the same land.
Central Orange County Location
1,600 square feet of living space built in 1959 with central heat, two garage spaces, and immediate access to Little Saigon, the 405, 22, and 22 freeways, and coastal Orange County.
How We Position This Home to the Market
Market It as a Development Site, Not a Duplex
The R4 zoning is the headline. Buyers paying duplex comps will undervalue the land; buyers underwriting four units will pay for the upside. The marketing has to reach the second group.
Lead With the Numbers
Investors buy spreadsheets. A clean rent roll, expense summary, and a pro-forma showing current income versus a four-unit build-out converts interest into offers far faster than photography alone.
Expand the Photo and Media Package
The property went to market with a single photo. Full interior sets of both units, exterior and lot photography, drone showing the parcel and street frontage, and a simple site-plan graphic change the perception of the asset entirely.
Direct Outreach to the Investor Bench
The buyer for this property is on a short list — 1031 exchange buyers, small multifamily owners, and local builders active in Westminster and Garden Grove. They get called, not just emailed a link.
Westminster — Orange County & Westminster
Westminster
A centrally located Orange County city of established mid-century neighborhoods, strong rental demand, and steady owner-occupant and investor interest.
Little Saigon
The largest Vietnamese community outside Vietnam, anchoring Bolsa Avenue with the Asian Garden Mall, restaurants, markets, and a dense, walkable commercial corridor minutes away.
Schools & Daily Life
Westminster Unified School District, with Webber Elementary about a third of a mile away, plus neighborhood parks, shopping, and services within a short drive.
Access & Commute
Quick reach to the 405, 22, and 39, ten to fifteen minutes to Huntington Beach and Seal Beach, and easy access to Long Beach and greater Orange County employment centers.
Who We Reach for This Property
Small Multifamily Investors
Buyers seeking in-place Orange County rental income with a clear path to increasing unit count and net operating income.
1031 Exchange Buyers
Sellers on a deadline who need a stabilized, income-producing Orange County asset with upside — exactly the profile this property fits.
Local Builders & Developers
Small-scale builders looking for R4 parcels in Westminster where a four-unit project pencils on a lot this size.
House-Hack Owner-Occupants
Buyers who will live in one unit and rent the other, using the second unit's income to offset the mortgage.
A Strategy Built for 7831 11th St
Professional Photography & Media
Architectural photography, twilight exteriors, aerial drone coverage, and a guided video walkthrough shot specifically for how buyers shop Westminster today.
Digital Pre-Launch
A private, shareable presentation page like this one goes out to my buyer database and to the agents most active in the neighborhood before the listing hits the open market.
First Team & Portal Syndication
Featured placement on FirstTeam.com plus full syndication to Zillow, Realtor.com, Redfin, Homes.com, and CRMLS with paid placement against high-intent local searches.
Targeted Buyer Outreach
A complete replacement of the single-photo listing with full interior photography of both units, exterior and lot coverage, drone imagery showing the 8,276 square foot R4 parcel and street frontage, and a site-plan graphic illustrating the four-unit potential, paired with an investor package containing rent roll, expenses, and a build-out pro-forma, paid placement to small multifamily investors, 1031 exchange buyers, and builders across Westminster, Garden Grove, Huntington Beach, Fountain Valley, and Long Beach, plus direct outreach to the agents and investors most active in Orange County small multifamily.
Gregg Perrah
Gregg Perrah is a Southern California REALTOR® with First Team Real Estate, serving Westminster and coastal Orange County and the surrounding coastal and inland communities. Gregg pairs hyper-local market knowledge with concierge-level marketing and a philosophy he has built his career on — People Before Things.
What Sellers Say About Working With Gregg
“I expect a lot from the real estate agent with whom I choose to work. They need to be knowledgeable, professional, likeable and willing and capable of adding significant value to what may be one of the most important transactions in your life. Gregg consistently exceeded my expectations.”
“With Gregg, he went out of his way for my wife and me. Always willing to help us out — every time he said he was going to take care of something, he followed through. We have family members who are realtors, but we went with Gregg.”
“You won't find a more honest, trustworthy and dependable person than Gregg Perrah. I met and developed a professional relationship with Gregg over nine years ago and I still call upon him to serve our clients.”
“I have searched a long time to find a real estate agent that not only works as hard as I do, but treats my money and investments like it was his. Gregg Perrah is that person. He pulls out all the stops when it comes to marketing your investment.”
“Gregg is the most hard-working, professional real estate agent I have ever met — providing excellent service, responding to questions in a timely manner, and continuously giving updates. A million thanks for the peace of mind.”