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CondominiumResidential

12169 Sylvan Riv

FOUNTAIN VALLEY, CA 92708
1983
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
1
ParkingThe number of parking spaces on the property, including the garage.
Built 19831 floors12 units916–1,064 ft²
$6.5M
All units combinedThe sum of our current value estimates for every unit in the building — roughly what the whole building's homes are worth together.
$550K
Median unit valueThe middle unit value in this building by our estimate: half the units are worth more, half less.
$536
Median $/ft²The middle price per square foot across the building's units, by our current estimates. Useful for comparing units of different sizes.

-19.0%vs the Fountain Valley ZIP median sale $/ft² ($662)

Sales Performance

—
Median sale (12 mo)The middle sale price among this building's units that sold in the last 12 months, from recorded deeds.
—
1-yr changeHow the building's median sale price over the last 12 months compares with the 12 months before that.
0
Sales (12 mo)Units in this building that sold in the last 12 months, from recorded arms-length deeds.
0.0%
Turnover (12 mo)The share of units that changed hands in the last 12 months. Around 4–6% a year is typical; much higher can signal investor churn or a wave of exits.
This building's own appreciationThe building's own appreciation: for every unit that sold twice (held over a year), we compute its yearly price change between the two sales and take the middle value. This is the cleanest read on how this specific building performs, because it compares each unit to itself.
+5.4%per yeartypical hold 6.3 yrsfrom 28 same-unit resales
Median sale price (yearly, all time)Every recorded arms-length sale in the building since records begin, grouped by year: the bars count sales and the line tracks the median price paid.MedianSales
19881992199620002003201220202025
Sale price per ft² (yearly, all time)The middle price per square foot across the building's units, by our current estimates. Useful for comparing units of different sizes.$/ft²
19881992199620002003201220202025

41 arms-length sales on record for this building.

Unit Mix & Floor PlansThe building's recurring floor plans, found by grouping units with identical beds, baths and square footage in county records. Larger groups are the building's standard layouts; leftover units have one-off sizes.

Every unit: size vs estimated valueEvery unit in the building as one dot: across is its size, up is our current value estimate, and color is its bedroom count. Vertical columns of dots are recurring floor plans; the height spread within a column shows how much floor, view and condition move prices for the same layout.
$480K$521K$562K$603K916 ft²946 ft²975 ft²1,005 ft²1,034 ft²1,064 ft²
2 bd
2 bed
12 units
Recurring floor plansThe building's recurring floor plans, found by grouping units with identical beds, baths and square footage in county records. Larger groups are the building's standard layouts; leftover units have one-off sizes.
2 bd · 2 ba · 1,064 ft²
8 units
2 bd · 1 ba · 916 ft²
4 units

Value DistributionHow the building's units spread across value ranges by our current estimates. A wide spread usually means big differences in size, floor or view.

$480K–$493K
2 units
$514K–$526K
2 units
$528K–$528K
1 unit
$547K–$553K
2 units
$562K–$568K
2 units
$578K–$578K
1 unit
$588K–$603K
2 units

Ownership & Financing

Owner-occupiedThe share of units where the owner lives in the unit, per county records. The rest are second homes or rentals.58%
Company-ownedUnits owned through an LLC, trust, or other company — a rough proxy for investor ownership.42%
Typical owner tenureThe middle number of years since each unit last changed hands — how long the current owners have been in place.10.3 yrs
Cash purchases (5 yrs)The share of purchases in the last 5 years with no mortgage recorded. High cash share is common in second-home and investor buildings.0%
Avg. loan-to-valueAverage current loan balance against unit value across the building. Low numbers mean owners hold lots of equity — a sign of financial stability.41%
Median owner equityThe middle dollar amount of equity (value minus loans) unit owners hold in this building.$585,464
Median tax billThe middle annual property tax bill among the building's units.$4,064
Pre-foreclosure noticesUnits with an active pre-foreclosure or foreclosure notice on file.0

Recent SalesThe latest recorded arms-length sales in the building, newest first.

Unit 153May 9, 2025$585,000Unit 163Apr 8, 2025$525,000Unit 156Feb 29, 2024$570,000Unit 161Nov 22, 2023$607,000Unit 157Apr 2, 2021$425,000Unit 159Aug 12, 2020$422,500Unit 163Apr 27, 2020$390,000Unit 163Feb 16, 2018$360,000Unit 156Jul 6, 2015$357,500Unit 158Jun 28, 2012$165,000

Values are TopHap estimates, not appraisals. Sales, ownership and tax figures come from recorded county documents via ATTOM and can lag by several weeks.

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.30
60
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
1
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
38
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
15
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
39
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.24 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Condominium
StyleThe architectural style of the home, such as ranch or colonial.Condo/Apartment
CountyORANGE
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Carport (Unspecified)
PoolWhether the property has a pool, and what kind, such as in-ground.No

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Los Amigos High SchoolB-
High · Grades 9–12 · 0.6 mi
E
Mamie L. Northcutt Elementary SchoolB
Elementary · Grades KG–6 · 1.0 mi
M
Stephen R. Fitz Intermediate SchoolC+
Middle · Grades 7–8 · 1.1 mi

District: Garden Grove Unified School District

Neighborhood · ZIP 92708These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.69
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.101
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.322

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.98%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.32%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.6.3%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.58,405
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.6,316 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$105,626
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$131,650
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.13 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.75%

All UnitsEvery property record the county has at this street address, such as the units in a condo building. Prices shown are our estimates, not asking prices.

12169 Sylvan Riv # 153
2 bd · 2 ba · 1,064 ft²
$588K
12169 Sylvan Riv # 154
2 bd · 1 ba · 916 ft²
$493K
12169 Sylvan Riv # 155
2 bd · 2 ba · 1,064 ft²
$562K
12169 Sylvan Riv # 156
2 bd · 2 ba · 1,064 ft²
$578K
12169 Sylvan Riv # 157
2 bd · 1 ba · 916 ft²
$514K
12169 Sylvan Riv # 158
2 bd · 2 ba · 1,064 ft²
$568K
12169 Sylvan Riv # 159
2 bd · 2 ba · 1,064 ft²
$553K
12169 Sylvan Riv # 160
2 bd · 1 ba · 916 ft²
$480K
12169 Sylvan Riv # 161
2 bd · 2 ba · 1,064 ft²
$603K
12169 Sylvan Riv # 162
2 bd · 2 ba · 1,064 ft²
$547K
12169 Sylvan Riv # 163
2 bd · 1 ba · 916 ft²
$528K
12169 Sylvan Riv # 164
2 bd · 2 ba · 1,064 ft²
$526K

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

About 12169 Sylvan Riv

How many units are in 12169 Sylvan Riv, Fountain Valley, CA?

12169 Sylvan Riv, Fountain Valley, CA has 12 residential units across 1 floors, built in 1983, according to county assessor records.

What is a unit at 12169 Sylvan Riv, Fountain Valley, CA worth?

The median TopHap Estimate across the 12 units at 12169 Sylvan Riv, Fountain Valley, CA is $549,819. That works out to $536 per square foot. Units run from 916 to 1,064 square feet. Estimates are modelled from recorded sales and assessments, not appraisals.

Is 12169 Sylvan Riv, Fountain Valley, CA expensive for Fountain Valley?

Units at 12169 Sylvan Riv, Fountain Valley, CA carry a median of $536 per square foot, 19% below the Fountain Valley median of $662 per square foot.

How often do units sell at 12169 Sylvan Riv, Fountain Valley, CA?

0 units at 12169 Sylvan Riv, Fountain Valley, CA sold in the last 12 months, out of 41 recorded arms-length sales all time. That is a turnover rate of 0.0% of the building per year.

Have units at 12169 Sylvan Riv, Fountain Valley, CA appreciated?

Across 28 repeat sales of the same unit, 12169 Sylvan Riv, Fountain Valley, CA returned a median 5.4% per year. Because each pair is the same unit bought and sold, the figure is not distorted by which units traded. The median owner held for 6.3 years.

What floor plans does 12169 Sylvan Riv, Fountain Valley, CA have?

The most common plan at 12169 Sylvan Riv, Fountain Valley, CA is a 2-bedroom of 1,064 square feet, repeated 8 times, with a median estimate of $565,122. TopHap identifies 2 recurring plans in the building.

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