2618 N Tustin Unit D/34 · Santa Ana, CA
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
Why this score? — see what drove the C- grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- Cash flow +16.4/30.0
- ARV discount +11.1/15.0
- 1% rule +7.3/10.0
- DSCR +5.1/10.0
- Condition / age +3.8/5.0
- Rent growth +3.4/5.0
- Schools +2.9/10.0
- Livability +2.8/5.0
- Appreciation +0.0/10.0
$320,500
2618 N Tustin Unit D/34 · Santa Ana, CA 92705
3 bd · 2.5 ba · 1,617 sqft · Condo
· 99 Days on market
Built 1974
Garage
$198/sqft
· 8% below area
Est $348k · 8% under
$705/mo HOA · 18% of rent
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Nicely Gated Community in the heart of Santa Ana. Yes, this property is on a Land Lease! Come see for yourself. ShadyHollow Community give your privacy and comfort of a family setting. Enjoy this 2-story home with a cozy front enclosed patio that takes you right into your new home ready for your new ideas and changes. definitely ready to move in. Open floor plan with high beam ceilings. Formal dining area big and spacious for entertaining family and friends. Lots of natural light coming through this home. The stairs take you to all 3 bedrooms, large. with Primary having their own suite bathroom. 2 bathrooms upstairs and 1.2 Downstairs for guest.
Key facts
- Gated community
- Open floor plan
- Natural light
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath condo listed at $320k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $184 ($2k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $320k).
- Recommended offer: $292k (9.0% below list) — sets the bar for market timing.
- Cap rate 7.0% vs local median 2.6% in Santa Ana — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
Location & tenants
- Location reads 55/100 on livability (#871 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A; Watch: crime D-, amenities F, commute F.
- Orange Unified (urban): math 39% / reading 60% proficiency, ranked #127 of 517 in CA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Fairhaven Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 445 students, 64% FRL); Portola Middle (597 students, 91% FRL); Orange High (math 19% / reading 48%, grade F, #656 of 1,170 statewide, top 57%, 1,807 students, 89% FRL) — zoned schools average 82% FRL vs 38% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 29% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Orange Unified average; the district grade overstates school quality for this exact location.
- Market conditions: Rents rising (+3.7%/yr); 110 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
- This rent runs 36% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
- Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
Negotiation context
- It's been on market 99 days — a 9% lower offer ($292k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$291,655
(9.0% below list)
Questions for the listing agent
- It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
- Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
- What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
- What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.23% ✓
- Cap rate
- 6.98%
- Cash-on-cash
- 2.46%
- DSCR
- 1.11
- GRM
- 6.8
CMA / ARV
- ARV (median comp)
- $348,469
- List price
- $320,500
- Delta
- -8.03%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2030 Kemper | 0.19mi | 3/2.0 | 1,421 (-12%) | 0mo | $1,000,000 | $704 | 69 |
| 2621 Park Lk #197 | 0.45mi | 2/2.0 (-1) | 1,700 (+5%) | 1mo | $375,000 | $221 | 63 |
| 2310 Poinsettia | 1.49mi | 3/2.0 | 1,615 (-0%) | 0mo | $1,175,000 | $728 | 62 |
| 2509 View Lk #144 | 0.58mi | 2/2.0 (-1) | 1,580 (-2%) | 0mo | $420,000 | $266 | 62 |
| 401 N Sacramento St | 1.48mi | 4/3.0 (+1) | 1,654 (+2%) | 0mo | $1,180,000 | $713 | 54 |
| 13252 Marshall | 0.46mi | 4/2.0 (+1) | 1,395 (-14%) | 0mo | $1,167,500 | $837 | 49 |
| 831 S Grable Cir | 1.37mi | 2/3.0 (-1) | 1,789 (+11%) | 0mo | $998,000 | $558 | 40 |
| 773 S Grable | 1.37mi | 2/3.0 (-1) | 1,789 (+11%) | 0mo | $970,500 | $542 | 40 |
| 719 S Grable | 1.37mi | 3/3.5 | 1,907 (+18%) | 0mo | $1,032,888 | $542 | 36 |
| 937 E Palmyra Ave | 0.90mi | 4/3.0 (+1) | 1,903 (+18%) | 0mo | $1,420,000 | $746 | 33 |
| 2729 E Dorothy | 1.01mi | 4/2.0 (+1) | 1,909 (+18%) | 0mo | $1,375,000 | $720 | 33 |
| 12741 Dunas Rd | 1.18mi | 4/2.0 (+1) | 1,956 (+21%) | 0mo | $1,375,000 | $703 | 33 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 3.72% rent growth · sell at horizon
5-year hold
- IRR
- -11.2%
- Equity multiple
- 0.59×
- Total profit
- $-36,867
- Equity at exit
- $47,788
10-year hold
- IRR
- -0.5%
- Equity multiple
- 0.97×
- Total profit
- $-3,090
- Equity at exit
- $27,711
Cash invested: $89,740 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 18 Strongly Tenant-Friendly
- State California
- 18 Strongly Tenant-Friendly · D+13
- County
- — inherits STATE
- City
- — inherits STATE
AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.
Active competition Active MLS
- For sale now
- 0 active · 1 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 92705
- Rents YoY
- 3.7%
- Active inventory
- 110
- Price-to-rent
- 6.8×
Monthly cashflow live
↻
- Estimated rent
- $3,929 high interval (Pro) →
- Mortgage (P&I)
- −$1,681
- Tax est. 1.5%
- −$401 /mo · $4,808/yr
- Insurance
- −$134
- HOA
- −$705
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$825
- Net cashflow
- $184
Break-even live
Break-even rent
$3,696
Max offer price
$320,500
Occupancy floor
90%
Sensitivity live
| Price | -10% $405 | -5% $295 | +0% $184 | +5% $73 | +10% $-38 |
|---|---|---|---|---|---|
| Rent | -10% $-127 | -5% $29 | +0% $184 | +5% $339 | +10% $494 |
| Rate | -1.0pp $345 | -0.5pp $265 | base $184 | +0.5pp $101 | +1.0pp $16 |
UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt
Financing live
Cash to close
- Down payment
- $80,125
- Closing costs
- $9,615
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 819 S Ponderosa St Orange, CA | 2.0 | 2.0 | 1300 | $2,980 | $2.29 | 93d | 1 | 0.22mi |
| 2243 E Santa Clara Ave Santa Ana, CA | 1.0–3.0 | 1.0–2.5 | 1125 | $3,395 | $3.02 | 3d | 4 | 0.45mi |
| 2215 E Avalon Ave Santa Ana, CA | 3.0 | 2.0 | 1315 | $1,350 | $1.03 | 17d | 1 | 0.52mi |
| 2210 E Avalon Ave Unit 2212 Santa Ana, CA | 3.0 | 2.0 | 1325 | $3,700 | $2.79 | 23d | 1 | 0.54mi |
| 2210 E Avalon Ave Santa Ana, CA | 3.0 | 2.0 | 1325 | $3,700 | $2.79 | 4d | 1 | 0.54mi |
| 2210 E Avalon Ave Unit 2210 Santa Ana, CA | 3.0 | 2.0 | 1325 | $3,800 | $2.87 | 93d | 1 | 0.54mi |
| 1047 E Tularosa Ave Orange, CA | 3.0 | 2.0 | 1745 | $4,500 | $2.58 | 48d | 1 | 0.57mi |
| 483 S Pine St Unit 483 Orange, CA | 4.0 | 4.0 | 1669 | $4,395 | $2.63 | 4d | 1 | 0.71mi |
| 483 S Pine St Orange, CA | 4.0 | 4.0 | 1669 | $4,395 | $2.63 | 27d | 1 | 0.71mi |
| 483 S Pine St Orange, CA | 4.0 | 4.0 | 1669 | $4,395 | $2.63 | 17d | 1 | 0.71mi |
| 1505 E Van Bibber Ave Orange, CA | 3.0 | 2.0 | 1400 | $1,300 | $0.93 | 38d | 1 | 0.72mi |
| 17511 Leafwood Ln Tustin, CA | 3.0 | 2.0 | 1318 | $5,500 | $4.17 | 21d | 1 | 0.76mi |
| 318 S California St Orange, CA | 3.0 | 2.0 | 1493 | $4,995 | $3.35 | 0d | 1 | 0.77mi |
| 327 S Wayfield St Orange, CA | 3.0 | 2.0 | 1200 | $3,900 | $3.25 | 48d | 1 | 0.77mi |
| 327 S Wayfield St Orange, CA | 3.0 | 2.0 | 1300 | $3,700 | $2.85 | 7d | 1 | 0.77mi |
| 236 S Tustin St Orange, CA | 3.0 | 2.0 | 1117 | $3,700 | $3.31 | 34d | 1 | 0.85mi |
| 1300 Fairhaven Ave Santa Ana, CA | 1.0–2.0 | 1.0–2.0 | 900 | $2,787 | $3.10 | 0d | 9 | 0.85mi |
| 514 E Chalynn Cir Orange, CA | 3.0 | 1.0 | 1654 | $3,600 | $2.18 | 38d | 1 | 0.85mi |
| 1920 Sherry Ln Santa Ana, CA | 2.0 | 2.0 | 1080 | $2,995 | $2.77 | 73d | 1 | 0.86mi |
| 817 E Palmyra Ave Orange, CA | 2.0 | 2.0 | 1656 | $2,900 | $1.75 | 10d | 1 | 0.91mi |
| 817 E Palmyra Ave Orange, CA | 2.0 | 2.0 | 1656 | $3,000 | $1.81 | 71d | 1 | 0.91mi |
| 447 S Grand St Unit 447 Orange, CA | 4.0 | 2.0 | 1417 | $4,500 | $3.18 | 0d | 1 | 0.99mi |
| 478 S Grand St Orange, CA | 3.0 | 1.0 | 1066 | $3,795 | $3.56 | 32d | 1 | 0.99mi |
| 478 S Grand St Orange, CA | 3.0 | 1.0 | 1066 | $3,795 | $3.56 | 38d | 1 | 0.99mi |
| 480 S Grand St Unit 478 Orange, CA | 3.0 | 1.0 | 1066 | $3,795 | $3.56 | 37d | 1 | 1.00mi |
| 1600 Mabury St Santa Ana, CA | 3.0 | 2.0 | 1480 | $3,595 | $2.43 | 93d | 1 | 1.07mi |
| 2021 Barclay Ct Santa Ana, CA | 2.0 | 2.0 | 1482 | $3,800 | $2.56 | 41d | 1 | 1.11mi |
| 271 S Grand St Unit 271 Orange, CA | 4.0 | 2.0 | 1977 | $5,250 | $2.66 | 7d | 1 | 1.13mi |
| 465 S Olive St Orange, CA | 2.0 | 2.0 | 1400 | $3,995 | $2.85 | 10d | 1 | 1.13mi |
| 2737 Burly Ave Orange, CA | 4.0 | 3.0 | 2062 | $5,750 | $2.79 | 93d | 1 | 1.17mi |
| 181 N Waverly St Orange, CA | 3.0 | 2.0 | 1522 | $4,900 | $3.22 | 93d | 1 | 1.18mi |
| 166 N Cambridge St Orange, CA | 3.0 | 2.0 | 1100 | $3,995 | $3.63 | 66d | 1 | 1.19mi |
| 166 N Cambridge St Unit A Orange, CA | 3.0 | 2.0 | 1100 | $3,995 | $3.63 | 46d | 1 | 1.20mi |
| 336 W La Veta Ave Unit D Orange, CA | 2.0 | 2.0 | 1080 | $2,750 | $2.55 | 93d | 1 | 1.21mi |
| 408 W La Veta Ave Unit A Orange, CA | 3.0 | 2.0 | 1439 | $3,750 | $2.61 | 25d | 1 | 1.24mi |
| 408 W La Veta Ave Orange, CA | 3.0 | 2.0 | 1439 | $3,750 | $2.61 | 33d | 1 | 1.24mi |
| 13002 Olympia Way Santa Ana, CA | 3.0 | 2.0 | 1928 | $4,695 | $2.44 | 7d | 1 | 1.26mi |
| 13002 Olympia Way Santa Ana, CA | 3.0 | 2.0 | 1928 | $4,695 | $2.44 | 26d | 1 | 1.26mi |
| 2106 E Wellington Ave Santa Ana, CA | 2.0 | 2.0 | 1141 | $3,800 | $3.33 | 1d | 1 | 1.26mi |
| 338 W Kelly Ave Unit B Orange, CA | 3.0 | 2.0 | 1200 | $3,700 | $3.08 | 12d | 1 | 1.31mi |
Property features AI
Finance
- Other
- Lot features: 0-1 Unit/AcreLot size source: Assessor's dataYear built source: Assessor
- Financial info
- Land lease: $1,809 with renewal date December 1, 2049Special assessments
- HOA & community
- Part of association (Kendra; secondary: TSG)Association amenities: Pool, SpaAssociation fee $550 monthly (primary)Secondary association fee $155 monthlyCommunity features: Gutters, SidewalksCommunity size: 150 units
Exterior
- Parking
- Attached garage with direct garage access2 garage spaces (2 total parking spaces)
- Security
- Gated community
- Utilities
- Public/district waterPublic sewerStandard electricNatural gas availableElectricity availableWater available
- Home design
- Condominium (attached property)House structure typeTwo storiesEntry level: 1Has a viewOne common wall
- Construction
- Shingle roofConcrete and drywall constructionConcrete slab foundationBlock wall and wood fencing
- Exterior features
- Front porchBrick and concrete porch/patioPatio (slab)See remarks (exterior)Community pool
Interior
- Kitchen
- Gas rangeBreakfast nookTile countertops
- Bedrooms
- Two levels with all bedrooms upTwo main-level bedrooms
- Bathrooms
- 2 full bathrooms1 half bathroom1 main-level bathroom
- Heating & cooling
- Central furnace heatingCentral cooling
- Interior features
- Panel doorsCopper plumbing (partial)Ceiling fanPantryStorage spaceTile countersWood frame windowsGated communityCommunity spa (association)
- Laundry & utility
- Laundry area in garage
HOA detail $705/mo · $8,460/yr condo
- Likely covers
- security
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-08days on market $320,500 Active 99 DOM
-
2026-08-06days on market $320,500 Active 97 DOM
-
2026-08-05days on market $320,500 Active 96 DOM
-
2026-08-04days on market $320,500 Active 95 DOM
-
2026-08-03days on market $320,500 Active 94 DOM
-
2026-07-31days on market $320,500 Active 91 DOM
-
2026-07-30days on market $320,500 Active 90 DOM
-
2026-07-30days on market $320,500 Active 89 DOM
-
2026-07-28days on market $320,500 Active 88 DOM
-
2026-07-26days on market $320,500 Active 86 DOM
-
2026-07-24days on market $320,500 Active 84 DOM
-
2026-07-23days on market $320,500 Active 83 DOM
-
2026-07-22days on market $320,500 Active 82 DOM
-
2026-07-21days on market $320,500 Active 81 DOM
-
2026-07-20days on market $320,500 Active 80 DOM
-
2026-07-18days on market $320,500 Active 78 DOM
-
2026-07-18days on market $320,500 Active 77 DOM
-
2026-07-16days on market $320,500 Active 76 DOM
-
2026-07-15days on market $320,500 Active 75 DOM
-
2026-07-14days on market $320,500 Active 74 DOM
-
2026-07-13days on market $320,500 Active 73 DOM
-
2026-07-13days on market $320,500 Active 72 DOM
-
2026-07-11days on market $320,500 Active 71 DOM
-
2026-07-10days on market $320,500 Active 70 DOM
-
2026-07-09days on market $320,500 Active 69 DOM
-
2026-07-07days on market $320,500 Active 67 DOM
-
2026-07-06days on market $320,500 Active 66 DOM
-
2026-07-06days on market $320,500 Active 65 DOM
-
2026-07-05days on market $320,500 Active 64 DOM
-
2026-07-03days on market $320,500 Active 63 DOM
-
2026-07-02days on market $320,500 Active 62 DOM
-
2026-07-01days on market $320,500 Active 61 DOM
-
2026-06-30days on market $320,500 Active 60 DOM
-
2026-06-29days on market $320,500 Active 59 DOM
-
2026-06-28days on market $320,500 Active 58 DOM
-
2026-06-27days on market $320,500 Active 57 DOM
-
2026-06-26days on market $320,500 Active 56 DOM
-
2026-06-24days on market $320,500 Active 54 DOM
-
2026-06-22days on market $320,500 Active 52 DOM
-
2026-06-21days on market $320,500 Active 51 DOM
-
2026-06-18days on market $320,500 Active 48 DOM
-
2026-06-17days on market $320,500 Active 47 DOM
-
2026-06-16days on market $320,500 Active 46 DOM
-
2026-06-15days on market $320,500 Active 45 DOM
-
2026-06-13days on market $320,500 Active 43 DOM
-
2026-06-13days on market $320,500 Active 42 DOM
-
2026-06-09days on market $320,500 Active 39 DOM
-
2026-06-08days on market $320,500 Active 38 DOM
-
2026-06-07days on market $320,500 Active 37 DOM
-
2026-06-04days on market $320,500 Active 34 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
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Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $47,145
- − Mortgage interest
- −$17,953
- − Property taxes
- −$4,808
- − Insurance
- −$1,602
- − Repairs & maintenance
- −$3,772
- − Management
- −$3,772
- − HOA
- −$8,460
- − Depreciation
- −$9,324
- Taxable loss
- −$2,545
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$611
- After-tax cash flow
- $2,817/yr
For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.
Condition & rehab AI · 10 photos
75/100
Cosmetic rehab
Est. rehab $8,085–$24,255 screening
This 2-story townhouse is in good condition with a good rehab level, ready for cosmetic updates to enhance its resale and rental value.
Value-add opportunities
- Both paint exterior — enhances curb appeal and value ↑
- Both replace window screens — improves energy efficiency and aesthetics ↑
- Both update kitchen cabinets — modernizes the space and adds value ↑
- Both update bathrooms — modernizes the space and adds value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 29/100
Zoned Schools
Elementary
Fairhaven Elementary
F
CA #973/1,571
Nat'l #30,133/41,679
Middle
Portola Middle
High
Orange High
F
CA #656/1,170
Nat'l #10,191/17,239
Schools (NCES district)
- District
- Orange Unified
- NCES district ID
- 0628650
- Math proficiency
- 39% ▼ -6.00%
- Reading proficiency
- 60% ▲ 3.00%
- Median HH income
- $83,557
- Composite
- 45.5/100
- National rank
- #2609
- State rank
- #127 of 517 in CA
D
Composite livability gradescore 55/100
Livability — Santa Ana
- Score
- 55/100
- State rank
- #871
- US rank
- #23502
Category grades
Amenities F
Commute F
Cost of living F
Crime D-
Employment A
Housing B-
Health & safety F
User ratings D
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Santa Ana, CA
- County
- Orange County · 3,477,456 people
- City population
- 288,255
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- Population (ZIP)
- 48,781
- Household income
- $129,331
- Rent vs Own
- Severe rent burden
- 13% of renters
Population outlook (Orange County) Hauer SSP2
- Today (2025)
- 3,477,456 people
- By 2030
- 3,613,117 · +3.9%
- By 2040
- 3,835,945 · +10.3%
- By 2050
- 3,968,736 · +14.1%
- By 2075
- 4,097,053 · +17.8%
- By 2100
- 3,903,633 · +12.3%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.64)
- Race & ethnicity
- Hispanic / Latino 48% White 34% Two or more races 17% Asian 11% Black 1%
- Hispanic origin (detail)
- Mexican 42%
- Common ancestry
- Lithuanian 2% Italian 1% Romanian 1%
- Foreign-born
- 25% · Canada, Vietnam, China
- Languages at home
- 53% English-only · Spanish 36% Other Indo-European 3% Chinese 2%
Political lean MEDSL · Orange
- 2024 margin
- Toss-up / Even · D 49.7% · R 47.1% · Other 3.2%
- 2008→2024 swing
- +5.2pp toward D · 2008: -2.6pp · 2024: 2.6pp
- All cycles
- 2024: D+2.6 2020: D+9.0 2016: D+7.7 2012: R+8.3 2008: R+2.6
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -831.43%
- Current HPI
- 453.5303
- Rent YoY
- ▲ 3.72%
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- State GDP YoY
- ▲ 3.21%
- F500 in state
- 116
Industry mix (Fortune 500 HQ in CA)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Technology | 27 | $1,492B |
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| Financial Services | 3 | $174B |
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| Retail | 3 | $44B |
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| Insurance | 3 | $26B |
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| Media / Entertainment | 2 | $115B |
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| Pharmaceuticals / Biotech | 2 | $62B |
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Price history
-4.3% since first listed2 events — show timeline
- 2026-05-27 Price Changed $320,500 CRMLS
- 2026-05-01 Listed $335,000 CRMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…