| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Fair |
| Demographics | 18th | Poor |
| Amenities | 94th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1311 French St, Santa Ana, CA, 92701, US |
| Region / Metro | Santa Ana |
| Year of Construction | 1977 |
| Units | 28 |
| Transaction Date | 2002-06-28 |
| Transaction Price | $2,200,000 |
| Buyer | STUART DRIVE LLC |
| Seller | WEST ROMNEYA LLC |
1311 French St Santa Ana Multifamily Investment
Neighborhood occupancy remains elevated with deep renter concentration, supporting stable leasing conditions, according to WDSuite’s CRE market data. Positioned in Santa Ana’s urban core, the asset benefits from amenity density and proximity to major employers while warranting attentive expense and rent management.
Santa Ana’s urban core around 1311 French St offers strong day-to-day convenience for renters. Grocery, parks, restaurants, and childcare options rank in the top quartile nationally, indicating a walkable, amenity-rich environment that supports retention and reduces friction in daily commutes and errands.
Neighborhood occupancy is competitive nationally (above the 80th percentile), and the share of renter-occupied housing is among the highest in the metro (ranked near the top among 516 Anaheim–Santa Ana–Irvine neighborhoods). For multifamily investors, this depth of renter demand suggests a broad tenant base and potential for consistent absorption, though lease management discipline remains important as pricing evolves.
Within a 3-mile radius, household counts have increased in recent years and are projected to rise further even as average household size trends lower. This points to renter pool expansion and supports occupancy stability. Elevated home values in the neighborhood relative to incomes reinforce renter reliance on multifamily housing, while a rent-to-income ratio near one-third signals potential affordability pressure that managers should monitor for renewal risk and payment-to-amenity trade-offs during turns.
School ratings in the neighborhood track below national averages, which may temper appeal for some family renters, but the area’s amenity access and employment connectivity provide counterweights. Overall, the submarket’s mix of high amenity access, renter concentration, and above-median neighborhood occupancy presents a practical foundation for multifamily property research and ongoing operations.
Safety indicators for the neighborhood are mixed. Relative to U.S. neighborhoods, overall safety sits below average (national percentiles in the lower range), and within the Anaheim–Santa Ana–Irvine metro the area trends below the metro median (ranked in the lower half among 516 neighborhoods). That said, recent year-over-year trends show improving momentum with declines in both property and violent offense estimates, which investors can factor into underwriting and risk-adjusted returns.
Prudent operators typically account for these dynamics through enhanced on-site measures, lighting and access control, and insurance planning. Comparable properties in similar contexts often maintain stable operations by aligning security posture with resident expectations and by coordinating closely with neighborhood resources.
The location serves a diverse employment base that can support renter demand through commute convenience, led by corporate offices and technology firms including Xerox, First American Financial, Microsoft Technology Center, Prudential, and Western Digital.
- Xerox — corporate offices (1.5 miles)
- First American Financial — title & financial services (3.7 miles) — HQ
- Microsoft Technology Center — technology solutions (5.6 miles)
- Prudential — financial services (5.9 miles)
- Western Digital — data storage (6.1 miles) — HQ
1311 French St is a 28-unit, garden-style asset built in 1977—newer than the neighborhood’s average vintage—providing a relative edge versus older stock while still leaving room for targeted modernization. According to CRE market data from WDSuite, the surrounding neighborhood posts above-average occupancy and one of the metro’s highest renter concentrations, underpinned by dense amenities and connectivity to Orange County employment nodes. These fundamentals support a stable tenant base and potential value-add outcomes through unit renovations and common-area upgrades.
Within a 3-mile radius, households are rising and are projected to expand further as household sizes decline, a pattern that typically broadens the renter pool and supports leasing velocity. At the same time, elevated ownership costs sustain renter reliance, while a rent-to-income profile near one-third underscores the need for careful renewal strategies and expense control. Operators should also weigh neighborhood safety metrics and school quality in underwriting and asset management plans.
- Above-average neighborhood occupancy and deep renter concentration support demand durability
- 1977 vintage offers value-add potential while competing well against older local stock
- Amenity-rich urban core with proximity to major employers aids retention and lease-up
- Household growth within 3 miles and smaller household sizes expand the renter pool
- Risks: below-average safety metrics and rent-to-income pressure require proactive management