| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 21st | Poor |
| Amenities | 86th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 420 S Birch St, Santa Ana, CA, 92701, US |
| Region / Metro | Santa Ana |
| Year of Construction | 1984 |
| Units | 33 |
| Transaction Date | 2001-04-13 |
| Transaction Price | $1,551,000 |
| Buyer | HSU JOHN |
| Seller | CHANG TAMMY K |
420 S Birch St, Santa Ana Multifamily Investment Opportunity
Neighborhood occupancy trends remain firm and renter demand is supported by a majority renter-occupied housing base, according to WDSuite’s CRE market data.
Located in Santa Ana’s Urban Core, 420 S Birch St sits in a renter-driven submarket with neighborhood occupancy around the high-90s and positioned in the top quartile nationally for occupancy stability. The area skews majority renter-occupied (share of housing units), which deepens the tenant base and supports lease retention through cycles.
Daily needs are well covered: neighborhood access to grocery, restaurants, cafes, pharmacies, and parks ranks in the upper national percentiles, translating into competitive livability for workforce tenants and reducing commute friction for errands. While the broader neighborhood’s overall rating tracks below the metro median among 516 Anaheim–Santa Ana–Irvine neighborhoods, its amenity density is a relative strength for resident attraction and retention.
Home values in the surrounding area are elevated versus national norms, and the value-to-income ratio sits in a high national percentile. In investor terms, this high-cost ownership market tends to reinforce reliance on multifamily housing and supports pricing power and occupancy durability, while the neighborhood rent-to-income ratio indicates manageable—though not insignificant—affordability pressure that warrants attentive lease management.
Demographic statistics aggregated within a 3-mile radius show a modest population contraction alongside growth in households and rising incomes. Household sizes are trending smaller, which can expand the renter pool and support steady absorption even as total population eases. Median and mean household incomes have advanced meaningfully, and forecasts point to continued income gains alongside higher asking rents—favorable for collections and renewals when paired with prudent underwriting, based on CRE market data from WDSuite.
Vintage context: the property was built in 1984, newer than the neighborhood’s older average stock. That positioning can be competitively advantageous versus pre-war buildings, though investors should still plan for system updates and selective renovations to align with current renter expectations.
Safety indicators for the neighborhood track below national comparables overall, with violent and property offense measures sitting in lower national percentiles (lower percentiles indicate less safe relative to U.S. neighborhoods). That said, year-over-year trends show improvement, with both violent and property offense rates declining, which is a constructive directional signal.
For investors, the takeaway is a mixed profile: current safety metrics may influence leasing strategy and security planning, while recent downward trends suggest potential stabilization. Benchmarking against nearby submarkets and ongoing monitoring remain prudent.
Proximity to diversified employers underpins workforce housing demand and commute convenience, with nearby roles spanning technology, financial services, and corporate operations.
- Xerox — corporate offices (1.8 miles)
- First American Financial — title & financial services (2.8 miles) — HQ
- Microsoft Technology Center — technology (4.8 miles)
- Western Digital — technology & storage (5.2 miles) — HQ
- Pacific Life — insurance (8.4 miles) — HQ
420 S Birch St is a 33-unit, 1984-vintage asset positioned in a renter-heavy Urban Core location where neighborhood occupancy ranks in the top quartile nationally and amenity access is strong. Elevated local home values and a high value-to-income ratio point to a high-cost ownership market, reinforcing steady multifamily demand and supporting pricing power when paired with prudent affordability management.
Within a 3-mile radius, households and incomes are rising even as population edges lower and average household size declines—dynamics that can expand the renter pool and sustain absorption. The property’s newer-than-neighborhood vintage offers competitive positioning versus older stock, though capital planning for system updates and targeted renovations remains important. According to CRE market data from WDSuite, rent levels and incomes are trending upward, which can support revenue growth with disciplined leasing and renewals.
- Occupancy stability in top quartile nationally supports durable cash flow
- Majority renter-occupied neighborhood deepens tenant base for a 33-unit asset
- High-cost ownership market sustains rental demand and pricing power
- 1984 vintage competes well versus older local stock; plan for selective upgrades
- Risks: below-national safety metrics and softer school ratings call for attentive operations