Key Features:
- Bedrooms: 3
- Bathrooms: 2 (both three-quarter baths)
- Living Space: 1,494 sq ft
- Lot Size: 0.52 acres (22,500 sq ft) That’s a HALF ACRE!
- Garage: Attached 2-car garage
Interior Highlights:
The home boasts a practical layout with all three bedrooms situated on the main level, ensuring convenience and accessibility. The family room features a cozy fireplace, creating a warm ambiance for gatherings. The kitchen is equipped with essential appliances, including a gas range and disposal, catering to everyday culinary needs. An inside laundry area adds to the home’s functionality.
Exterior and Lot Details:
Set on a substantial half-acre lot, the property measures 150 by 150 feet, providing ample space for various outdoor activities, gardening, or future expansions. The expansive yard offers a blank canvas for landscaping enthusiasts or those envisioning additional structures.
Zoning and Development Potential:
Zoned as R2 (Medium Density), the property holds significant potential for development. The City of Westminster permits the construction of multiple units on such lots, making it an attractive prospect for investors or homeowners looking to expand. Whether considering the addition of rental units, a custom home, or facilities catering to senior living, the possibilities are vast.
Occupancy and Viewing:
Currently, the home is tenant-occupied, and showings are arranged upon acceptance of an offer. This setup provides an immediate rental income opportunity for prospective buyers.
Perfect Size:
7072 Spruce St stands as a testament to mid-century architecture, offering both immediate comfort and future potential. Its prime location in Westminster, combined with its generous lot size and R2 zoning, makes it a rare find in today’s market. Whether you’re an investor, developer, or someone seeking a spacious family home with room to grow, this property warrants serious consideration.
Special Deal:
The property may be considered distressed because the tenants could possibly be uncooperative, based on the drive-by-only showing requirement. The listing may not be fully marketed due to errors in the listing that reduce the number of property views. These unusual factors may present an excellent opportunity for investors or home buyers to get a steal by making an offer well below the asking price. The offer will be enhanced and protected with the power of the Entar viewing contingency.
Expansive Development Opportunity at 7072 Spruce St
The property at 7072 Spruce, boasts a substantial 0.52-acre lot (22,500 sq ft), presenting a rare and valuable opportunity in the heart of Westminster. With dimensions of 150 feet by 150 feet, this expansive lot offers significant potential for various development projects.
Zoning and Development Potential:
Zoned as R2 (Medium Density Residential), the City of Westminster permits the construction of multiple residential units on this property. This zoning classification allows for diverse development options, including:
- Custom Single-Family Homes: Developing a spacious custom residence with ample outdoor space.
- Multi-Family Units: Constructing duplexes, triplexes, or fourplexes to accommodate multiple families.
- Senior Living Facilities: Establishing housing tailored for senior residents, addressing a growing demand in the community.
Current Property Details:
The lot currently houses a 1,494 sq ft single-family home built in 1958, featuring:
- Bedrooms: 3
- Bathrooms: 2
- Garage: Attached 2-car garage
The existing structure is tenant-occupied, with property viewings available upon acceptance of an offer.
Investment Considerations:
The property’s substantial lot size and favorable zoning make it an attractive prospect for developers and investors aiming to capitalize on Westminster’s residential growth. Potential developments could cater to various housing needs, from single-family residences to multi-unit complexes, aligning with the city’s urban planning objectives.
Perfect for Development:
7072 Spruce St offers a unique blend of size, zoning flexibility, and location, making it a prime candidate for development projects that can enhance the community’s housing landscape while providing profitable investment returns.
Unlocking the Investment Potential of 7072 Spruce
The property in Westminster, CA 92683, presents a compelling investment opportunity, combining a substantial lot size with versatile zoning regulations to accommodate various development possibilities.
Property Overview:
- Lot Size: 22,500 sq ft (0.52 acres)
- Zoning: R2 (Multiple-Family Residential—12 Units/Acre)
- Existing Structure: 1,494 sq ft single-family home with 3 bedrooms and 2 bathrooms
- Listing Agent: Oanh Nguyen, Golden Land Homes Inc
Development Opportunities:
- Multi-Family Residential Development:
- The R2 zoning permits a density of 8 to 12 units per acre. Given the lot’s size, this translates to the potential for approximately 4 to 6 residential units.
- Accessory Dwelling Units (ADUs):
- California state laws, including recent legislation, encourage the development of ADUs to increase housing availability. The City of Westminster has adopted regulations consistent with state laws to promote additional housing while integrating seamlessly into the community. gatheradu.com
- Custom or Luxury Home Development:
- The expansive lot provides ample space for constructing a custom single-family residence with extensive outdoor amenities, appealing to buyers seeking larger properties.
- Senior or Assisted Living Facilities:
- The property’s size and zoning make it suitable for developing senior housing or assisted living facilities, addressing the growing demand for such accommodations.
Improvement Potential:
- Renovation of Existing Structure: The current single-family home, built in 1958, could be modernized to increase its market value or rental income potential.
- Subdivision Potential: Subject to city approval, the lot could be subdivided to create separate parcels for individual development, maximizing the property’s utility.
Market Considerations:
- High Demand for Housing: Westminster and the surrounding Orange County area continue to experience strong demand for housing, driven by economic growth and limited supply.
- Appreciation Potential: Investing in property within this region offers the prospect of significant appreciation over time, given the area’s sustained development and desirability.
Investment:
The property at Spruce offers a versatile canvas for investors and developers. Its substantial size, favorable zoning, and strategic location in Westminster position it well for various profitable ventures, from multi-family developments to custom luxury homes. Engaging with local planning authorities and conducting thorough market analyses will be crucial steps in unlocking the property’s full investment potential.
Half-acre Lot
A multitude of development and enhancement possibilities blend residential comfort with recreational and investment opportunities. Here are 10 top ideas to take advantage of:
- Construct a Fourplex: Developing a four-unit residential building can maximize rental income and address housing demands.
- Install a Swimming Pool: Adding a pool enhances property appeal and provides recreational space for residents.
- Establish a Community Garden: Allocating space for communal gardening fosters community engagement and promotes sustainable living.
- Develop Recreational Facilities: Creating amenities like a basketball court or playground caters to active lifestyles and attracts families.
- Set Up an Outdoor Event Venue: Designing an area for events such as weddings or parties can generate rental income and utilize open space effectively.
- Construct an Accessory Dwelling Unit (ADU): Building an ADU provides additional living space for guests or rental purposes, increasing property value.
- Create a Pet Park: Designing a dedicated area for pets enhances community appeal and provides a safe space for animals.
- Install Solar Panels: Utilizing open space for solar energy generation promotes sustainability and can reduce energy costs.
- Build a 4-Car Garage: Protect your fine auto collection by covering each one in a climate controlled shelter with style.
- Set Up a Plant Nursery: Starting a plant nursery utilizes land effectively and caters to gardening enthusiasts, generating potential income.
Each of these options leverages the half-acre lot’s potential, balancing personal enjoyment with community engagement and financial returns.
Exploring the Vibrant Neighborhood Surrounding Spruce Street
Nestled in the heart of Westminster, California, Spruce St offers residents a dynamic blend of cultural richness, convenient amenities, and proximity to some of Southern California’s most cherished locales.
Shopping and Dining:
The area surrounding Spruce St is a shopper’s paradise. Residents enjoy easy access to a multitude of retail options, from local boutiques to expansive shopping centers. The neighborhood boasts a high walkability score, with numerous stores and restaurants within walking distance. This accessibility ensures that daily errands, dining experiences, and leisure activities are just a short stroll away.
Cultural Enrichment:
A short drive from the property leads to Little Saigon, the largest Vietnamese community outside of Vietnam, according to the City of Westminster. This vibrant enclave is renowned for its array of Vietnamese restaurants, bakeries, and specialty shops, offering authentic culinary delights and cultural experiences. The area is dotted with numerous shopping centers and strip malls, housing approximately 200 restaurants that serve Vietnamese cuisine, especially phở. Of course, Westminster and all cities of California are all about diversity and welcome accommodation of all.
Proximity to Huntington Beach:
For those seeking sun and surf, Huntington Beach, affectionately known as “Surf City USA,” is conveniently close. This iconic beach destination offers pristine sandy shores, a lively pier, and a vibrant downtown area filled with shops and eateries. Residents of 7072 Spruce St can enjoy the coastal lifestyle with just a short drive to this renowned beach city. Sunset Beach, Seal Beach and Newport Beach are also just minutes away.
Educational Institutions:
Families will appreciate the proximity to esteemed educational institutions. Westminster High School, a mere 0.2 miles away, serves students in grades 9-12 and is part of the Huntington Beach Union High School District. Helen Stacey Middle School, located approximately 1 mile from the property, caters to grades 6-8 and boasts a strong academic reputation. Webber Elementary School, serving grades K-6, is just 0.5 miles away, making morning drop-offs and afternoon pick-ups convenient for parents.
Market Analysis:
To determine the market value of the subject property at 7072 Spruce St, Westminster, CA 92683, I’ll use AI to analyze the comparable properties (comps) based on key factors such as sold price, square footage, lot size, bedrooms, bathrooms, year built, and location. The goal is to estimate a reasonable market value for the subject property by adjusting the comps for differences and accounting for its unique characteristics, particularly its significantly larger lot size (22,500 sq ft).
Subject Property Details
- Address: 7072 Spruce St, Westminster, CA 92683
- Listing Price: $2,349,900
- Living Area: 1,494 sq ft
- Lot Size: 22,500 sq ft
- Bedrooms: 3
- Bathrooms: 2
- Year Built: 1958
- Property Type: Single Family
Comparable Properties (Comps)
- 5371 Vallecito Ave
- Sold Price: $1,350,000
- Sq Ft: 2,898
- Lot Size: 8,050 sq ft
- Beds: 5
- Baths: 3
- Year Built: 1964
- Price per Sq Ft: $465.84
- 13502 Jackson St
- Sold Price: $1,030,000
- Sq Ft: 2,384
- Lot Size: 7,548 sq ft
- Beds: 5
- Baths: 3
- Year Built: 1958
- Price per Sq Ft: $432.05
- 5891 Abraham Ave
- Sold Price: $1,175,000
- Sq Ft: 1,262
- Lot Size: 9,120 sq ft
- Beds: 4
- Baths: 2
- Year Built: 1959
- Price per Sq Ft: $931.06
- 7432 Main St
- Sold Price: $1,270,000
- Sq Ft: 1,913
- Lot Size: 14,560 sq ft
- Beds: 4
- Baths: 1
- Year Built: 1931
- Price per Sq Ft: $663.88
Analysis
The subject property differs from the comps in several ways:
- Living Area: At 1,494 sq ft, it’s smaller than most comps (except 5891 Abraham Ave at 1,262 sq ft).
- Lot Size: At 22,500 sq ft, it’s significantly larger than all comps (the largest being 14,560 sq ft at 7432 Main St).
- Bedrooms/Bathrooms: 3 beds and 2 baths are fewer than most comps, which have 4-5 beds and 1-3 baths.
- Year Built: 1958 aligns with most comps (1931-1964 range).
- Location: All properties are in Westminster, CA 92683, suggesting similar market conditions.
Step 1: Price per Square Foot (Living Area)
The price per square foot of living area for the comps ranges widely:
- Low: $432.05 (13502 Jackson St)
- High: $931.06 (5891 Abraham Ave)
- Average: $623.21
The subject’s closest comp in terms of living area is 5891 Abraham Ave (1,262 sq ft, sold for $1,175,000, $931.06/sq ft). Applying this to the subject’s 1,494 sq ft:
- Estimated Value (Living Area Only): 1,494 × $931.06 = $1,391,003
However, this doesn’t account for the subject’s much larger lot size, which adds significant value, especially in a residential area like Westminster where land is a premium.
Step 2: Lot Size Adjustment
The subject’s lot size (22,500 sq ft) is 1.5-3 times larger than the comps. To estimate the value of the land, I’ll derive an approximate price per square foot of lot size from the comps:
- 5371 Vallecito Ave: $1,350,000 ÷ 8,050 sq ft = $167.70/sq ft
- 13502 Jackson St: $1,030,000 ÷ 7,548 sq ft = $136.46/sq ft
- 5891 Abraham Ave: $1,175,000 ÷ 9,120 sq ft = $128.84/sq ft
- 7432 Main St: $1,270,000 ÷ 14,560 sq ft = $87.23/sq ft
- Average Lot Price per Sq Ft: $130.06
The subject’s lot is 22,500 sq ft:
- Land Value Estimate: 22,500 × $130.06 = $2,926,350
This suggests the land alone could be worth more than the listing price, but this overestimates because comp sale prices include both land and improvements (the house). A better approach is to adjust the comps for differences.
Step 3: Adjusted Comparable Sales
Let’s adjust the sold prices of the comps based on living area and lot size differences:
- 5891 Abraham Ave (closest in living area):
- Sold: $1,175,000
- Living Area Diff: 1,494 – 1,262 = 232 sq ft × $931.06 = $216,006
- Lot Size Diff: 22,500 – 9,120 = 13,380 sq ft × $130.06 = $1,740,203
- Adjusted Value: $1,175,000 + $216,006 + $1,740,203 = $3,131,209
- 7432 Main St (closest in lot size):
- Sold: $1,270,000
- Living Area Diff: 1,494 – 1,913 = -419 sq ft × $663.88 = -$278,166
- Lot Size Diff: 22,500 – 14,560 = 7,940 sq ft × $130.06 = $1,032,676
- Adjusted Value: $1,270,000 – $278,166 + $1,032,676 = $2,024,510
- 5371 Vallecito Ave:
- Sold: $1,350,000
- Living Area Diff: 1,494 – 2,898 = -1,404 sq ft × $465.84 = -$654,039
- Lot Size Diff: 22,500 – 8,050 = 14,450 sq ft × $130.06 = $1,879,367
- Adjusted Value: $1,350,000 – $654,039 + $1,879,367 = $2,575,328
- 13502 Jackson St:
- Sold: $1,030,000
- Living Area Diff: 1,494 – 2,384 = -890 sq ft × $432.05 = -$384,525
- Lot Size Diff: 22,500 – 7,548 = 14,952 sq ft × $130.06 = $1,944,657
- Adjusted Value: $1,030,000 – $384,525 + $1,944,657 = $2,590,132
Step 4: Market Value Estimate
Adjusted values range from $2,024,510 to $3,131,209. The high value ($3.1M) from 5891 Abraham Ave seems inflated due to its high price per sq ft and smaller baseline lot. The other three comps cluster between $2.02M and $2.59M, averaging around $2.4M:
- Average Adjusted Value: ($2,024,510 + $2,575,328 + $2,590,132) ÷ 3 = $2,396,657
Considering the listing price of $2,349,900 falls within this range and the subject’s large lot size supports a premium, the market value aligns closely with the listing price after accounting for its smaller living area relative to some comps.
Let’s double-check the value of the large lot size (22,500 sq ft) for 7072 Spruce St and ensure the estimate holds up. The lot size is a key factor driving the market value estimate of $2,350,000 to $2,400,000, so it’s worth scrutinizing whether the land’s contribution is realistic in the context of Westminster, CA 92683. I’ll refine the analysis by reassessing the land value per square foot, considering local market trends, and cross-checking with the comps more critically.
Reassessing Land Value per Square Foot
In the initial analysis, I calculated an average lot price per square foot from the comps:
- 5371 Vallecito Ave: $1,350,000 ÷ 8,050 sq ft = $167.70/sq ft
- 13502 Jackson St: $1,030,000 ÷ 7,548 sq ft = $136.46/sq ft
- 5891 Abraham Ave: $1,175,000 ÷ 9,120 sq ft = $128.84/sq ft
- 7432 Main St: $1,270,000 ÷ 14,560 sq ft = $87.23/sq ft
- Average: $130.06/sq ft
This average assumes the entire sale price reflects the lot size alone, which isn’t accurate because the sale prices include the value of the house (improvements) as well. In reality, land value is a portion of the total price, and the house contributes significantly. To isolate land value more accurately, we need to estimate the improvement value (house) and subtract it from the total sale price.
Estimating Improvement Value
Improvement value varies by square footage, condition, and age. Using the comps’ price per square foot of living area as a proxy for the house value:
- 5371 Vallecito Ave: $465.84/sq ft × 2,898 sq ft = $1,350,004 (nearly the full sale price)
- 13502 Jackson St: $432.05/sq ft × 2,384 sq ft = $1,029,767 (matches sale price)
- 5891 Abraham Ave: $931.06/sq ft × 1,262 sq ft = $1,174,998 (matches sale price)
- 7432 Main St: $663.88/sq ft × 1,913 sq ft = $1,269,962 (matches sale price)
This approach suggests the house accounts for almost the entire sale price, leaving little for the land, which doesn’t make sense in a market like Westminster where land has value. The issue is that price per square foot of living area includes both land and improvements in practice. A better method is to use a typical land-to-total-value ratio or local land sales data.
Refining Land Value with a Ratio
In many suburban markets, land value often ranges from 20% to 50% of the total property value, depending on location and demand for lots. Westminster, near Orange County’s dense coastal areas, likely leans toward the higher end due to land scarcity. Let’s test a 30-40% land value ratio based on the comps:
- 5371 Vallecito Ave: $1,350,000 × 40% = $540,000 ÷ 8,050 sq ft = $67.08/sq ft
- 13502 Jackson St: $1,030,000 × 40% = $412,000 ÷ 7,548 sq ft = $54.58/sq ft
- 5891 Abraham Ave: $1,175,000 × 40% = $470,000 ÷ 9,120 sq ft = $51.54/sq ft
- 7432 Main St: $1,270,000 × 40% = $508,000 ÷ 14,560 sq ft = $34.89/sq ft
- Average Land Price per Sq Ft: $52.02 (at 40%)
Using 30% yields an even lower average (~$39/sq ft). This range ($35-$67/sq ft) is more conservative and aligns with suburban markets where land isn’t the sole driver (unlike raw land sales).
Applying to Subject Property
For the subject’s 22,500 sq ft lot:
- At $52.02/sq ft: 22,500 × $52.02 = $1,170,450
- At $67.08/sq ft: 22,500 × $67.08 = $1,509,300
- Land Value Range: $1.17M – $1.51M
This is much lower than the initial $2.93M estimate, suggesting the original $130.06/sq ft overstated the land’s standalone value by not separating house contributions properly.
House Value Contribution
The subject’s house is 1,494 sq ft, built in 1958, with 3 beds and 2 baths. Using the comps’ price per square foot of living area (adjusted for condition and size):
- Closest comp: 5891 Abraham Ave ($931.06/sq ft, 1,262 sq ft, 1959)
- Average of comps: $623.21/sq ft
- Conservative estimate (older home, no AC): $500/sq ft
House value: 1,494 × $500 = $747,000
Higher end: 1,494 × $623.21 = $931,076
Total Market Value Reestimate
- Low End: Land ($1,170,450) + House ($747,000) = $1,917,450
- High End: Land ($1,509,300) + House ($931,076) = $2,440,376
- Revised Range: $1.92M – $2.44M
Cross-Check with Comps
The original estimate ($2.35M-$2.4M) leaned heavily on the lot size premium. The comp with the largest lot (7432 Main St, 14,560 sq ft) sold for $1.27M, but it’s older (1931) and has only 1 bath. Adjusting its lot to 22,500 sq ft:
- Lot Diff: 22,500 – 14,560 = 7,940 sq ft × $52.02 = $413,039
- Adjusted: $1,270,000 + $413,039 = $1,683,039
This is still below $2M, suggesting the lot alone doesn’t push the value as high as $2.35M unless other factors (development potential, zoning) apply.
Local Context
Westminster’s proximity to Orange County’s high-demand areas could increase land value for large lots, especially if zoned for redevelopment (e.g., multiple units). However, without specific zoning data, I’ll assume standard single-family use. Recent sales in the comps (Oct 2024 – Feb 2025) show a softening market (sold prices below list), which might cap the premium for the lot.
Unique Appeal of Big Parcel
The large lot (22,500 sq ft) adds significant value, but not as much as the initial $2.93M land estimate suggested. A more realistic land value of $1.17M-$1.51M, combined with a house value of $747K-$931K, puts the market value at $1.92M to $2.44M. The listing price of $2,349,900 falls at the high end, which could be justified if the lot has unique appeal (e.g., subdividable potential) or if the market supports a premium for size. Without that, the lot might not be “worth that much” to push it above $2.4M. I’d lean toward $2.0M – $2.2M as a safer estimate unless you can confirm additional value drivers (e.g., zoning or buyer demand for large lots in Westminster). Does that align with your expectations, or do you have more details to refine this further?
Endless Possibilities:
In addition to the extraordinary investment development potential, living at 7072 means embracing a lifestyle rich in convenience and cultural immersion. Whether it’s exploring the myriad of nearby shops and restaurants, enjoying the close-knit community feel, or taking a short trip to the beach, residents have endless possibilities at their doorstep.
The neighborhood surrounding 7072 Spruce St encapsulates the essence of Southern California living, offering a harmonious blend of cultural diversity, modern conveniences, and coastal proximity. Request the exclusive Entar viewing contingency for this and similar nearby properties by calling neighborhood specialist Corey Chambers (213) 880-9910.
Want something bigger? Request a free list of large lot homes with land for sale in Orange County or fill out my online form.
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Copyright © This free information provided courtesy Entar.com with information provided by Corey Chambers, Broker DRE 01889449. We are not associated with the seller or listing agent. For more information, contact 888-240-2500 or visit WeSellCal.com Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Text and photos created or modified by artificial intelligence. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.
