| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 49th | Poor |
| Amenities | 48th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4800 W McFadden Ave, Santa Ana, CA, 92704, US |
| Region / Metro | Santa Ana |
| Year of Construction | 1976 |
| Units | 100 |
| Transaction Date | 2002-05-10 |
| Transaction Price | $11,025,000 |
| Buyer | Mercado Del Rio Investors |
| Seller | Mile Square Apartments |
4800 W McFadden Ave Santa Ana Value-Add Multifamily
Neighborhood occupancy is strong and renter demand is durable, according to WDSuite’s CRE market data, suggesting stable cash flow with targeted upgrades. With solid amenity access nearby, the asset can compete on livability while investors plan for modernization.
Santa Ana’s urban core location supports renter appeal: the neighborhood ranks competitive among 516 Anaheim–Santa Ana–Irvine metro neighborhoods for occupancy, and the occupancy level sits in the top quartile nationally. That backdrop points to steady leasing and limited downtime for well-managed assets.
Amenity density is a practical advantage. Cafés and grocery options are abundant (both near the top decile nationally), while parks and pharmacies are relatively sparse within the immediate neighborhood. For investors, this mix tends to support daily convenience but may limit marketing to residents seeking immediate green space.
Schools trend modestly above national norms, with an average rating around 3 out of 5 and a national percentile in the low 60s. That can aid retention for households prioritizing school access without positioning the area as a premium school cluster.
Within a 3-mile radius, renter-occupied housing accounts for roughly 47% of units, indicating a deep tenant base for multifamily. Population has edged down in recent years while household counts are essentially flat and projected to rise, implying smaller household sizes and a gradual expansion of the renter pool; this typically supports occupancy stability and consistent traffic at properties of this scale.
Home values are elevated versus national benchmarks, and neighborhood rents are also high by national standards. Together with a rent-to-income profile that suggests manageable affordability pressure locally, this context can support lease retention and measured pricing power for assets that maintain quality and service levels.
Safety metrics are mixed. The neighborhood ranks 426 out of 516 metro neighborhoods on overall crime, placing it below the metro median, and its national safety standing is also below average. That said, property offense rates have trended down year over year, while violent offense measures show a recent uptick; investors should underwrite active security and lighting programs and emphasize tenant communication.
In comparative terms, these results indicate conditions that warrant standard multifamily risk management rather than a premium for perceived safety. Monitoring trend direction and tailoring on-site practices typically helps sustain leasing performance relative to nearby submarkets.
Nearby corporate employers provide a diversified white-collar and technology-oriented employment base that supports renter demand and commute convenience for residents, including First American Financial, Xerox, Microsoft Technology Center, Western Digital, and Pacific Life.
- First American Financial — title insurance & services (4.9 miles) — HQ
- Xerox — business services (5.3 miles)
- Microsoft Technology Center — technology innovation hub (6.9 miles)
- Western Digital — data storage (7.1 miles) — HQ
- Pacific Life — insurance (8.8 miles) — HQ
This 100-unit property, built in 1976 with average unit sizes around 927 sq. ft., offers a classic value-add profile in a high-cost homeownership market. Neighborhood occupancy sits in the top quartile nationally and is competitive within the Anaheim–Santa Ana–Irvine metro, indicating resilient leasing fundamentals for well-operated assets. According to CRE market data from WDSuite, amenity access is strong for daily needs, and a sizable renter base within 3 miles supports a stable tenant pipeline.
Given its older vintage relative to a neighborhood stock that trends newer, investors should plan for capital improvements—interiors, building systems, and common areas—to enhance positioning against younger comparables. Elevated home values reinforce sustained reliance on rental housing, while manageable rent-to-income dynamics suggest retention can remain healthy when paired with disciplined lease management and service quality.
- Occupancy strength and competitive metro standing support leasing stability.
- 1976 vintage presents clear value-add and systems-upgrade opportunities.
- Elevated ownership costs help sustain renter reliance and measured pricing power.
- Proximity to major employers underpins a diverse, commuting tenant base.
- Risks: below-median safety metrics and limited green space/pharmacy access; budget for security and capex.