When people compare multifamily properties, they usually start with unit count, rents, and price. Land often gets less attention, yet it is the one component of real estate that cannot be rebuilt or replaced. At 7781 15th St in Westminster, the lot is 11,326 square feet, or about 0.26 acres.
Why lot size matters in Orange County
Many four-unit properties in dense Southern California neighborhoods sit on smaller parcels, with buildings close to the property lines and little outdoor space. A larger lot changes how a property feels and functions:
- More separation between buildings. The detached front house and the rear triplex are not stacked on top of each other.
- Room for parking. The site includes four detached garages and a concrete driveway.
- Outdoor space. The property includes private yard areas and a wrap-around patio at one of the rear units, which we will highlight later in the series.
We have not independently surveyed the parcel, so buyers should confirm dimensions, setbacks, and easements through the site plan and parcel map.
Privacy by design
The layout places the 1928 house toward the street and the 1987 triplex behind it. Each structure has its own entrances, and the lot gives both room to breathe. For an owner-occupant, that can mean the experience of a house with a few neighbors rather than an apartment building. For tenants, it can mean more perceived privacy than a typical multifamily setting.
Long-term flexibility
Land supports options. Some buyers will hold the property exactly as it is. Others may wonder what else the parcel could allow over time. We want to be direct about this: we are not making any claims about additional development potential. Whether any future addition, accessory structure, or change in use is possible depends on current zoning, city of Westminster requirements, and state law, all of which change. Anyone interested in that question should consult the city planning department and a qualified land-use professional during due diligence.
What we can say is that a large parcel with four separate residential units, four garages, and shared driveway space gives an owner more to work with than a compact lot would.
Land and long-term value
Building components depreciate and need maintenance. Land does not wear out. In a supply-constrained region like Orange County, land is a large part of what buyers pay for. That does not guarantee appreciation, and past performance does not predict future results, but it is a reason to look at the parcel and not just the rent roll.
Questions to ask in due diligence
- What are the exact lot dimensions and setbacks?
- What zoning designation applies, and what does it permit?
- Are there recorded easements or encroachments?
- How are the driveway and garages accessed and shared?
- What does the site plan show for utilities and drainage?
Common questions
Does a bigger lot mean more value? Land is a major part of value in Orange County, but price also depends on zoning, use, and condition. Compare lot size and price per unit against similar properties.
Where do I find the exact boundaries? The parcel map, a recorded survey, and the county assessor's records are the starting points. A title company can also identify easements.
Can I add anything to the lot? Do not assume so. Ask the city planning department, and get answers in writing before relying on them.
Key takeaways
- The 11,326 sq ft lot gives the property more breathing room than many four-unit parcels in the area.
- Land value, parking, and outdoor space are part of what the price reflects, beyond the building area alone.
- Do not assume any development potential without written confirmation from the city.
Next step
The site plan and parcel map show how the buildings, garages, driveway, and yard areas fit together. Download them to see the layout and to prepare your own questions for due diligence.
Listed by Century Financial Group Corp. (Karen Luu). Figures reflect seller-provided information and are not guaranteed. Buyers should verify all details during due diligence. This article is general information, not tax, legal, or financial advice.