Four-Unit Apartment
For Sale
$1,399,500
1802 Evergreen, Santa Ana, CA 92707
Two-level residential income property with four units and dedicated parking for each residence.
Property Size3,302 SF
Days on Market24
Property Features for 1802 Evergreen
General Information
Standard status
Active
Size
3,302 SF
Property subtype
Apartment
Units
Multifamily Units
4
Parking per Unit
2
Building Details
Building Size
3,302 SF
Year Built
1961
Listing Agency:
WESTERN HOME REAL ESTATE
Listed By:
Thinh Hoang · License #00990868
Source:
Altamirarealty
Added: Aug 6
Changed: Aug 28
Last Checked: Aug 28 at 5:28PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of WESTERN HOME REAL ESTATE
Investment Insights
Based on property information with market context.
This 1961-built quadplex is arranged with two apartments on the upper level and two on the lower level. Each unit includes two parking spaces, with one space in a garage and one open space. The property also has replacement windows throughout and a roof installed approximately 7–8 years ago.
Key Highlights
- Four‑unit configuration with two residences upstairs and two downstairs
- Each unit has two parking spaces
- One garage space and one open parking space per unit
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$57,255
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.09%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,145,100
$1.1M
Cap Rate 7%
$817,929
$817.9K
Cap Rate 9%
$636,167
$636.2K
Market Conditions
NOI Build-Up for 3,302 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$85.2K $25.80/SF
− Vacancy
−$3.4K −$1.03/SF
EGI
$81.8K $24.77/SF
− OpEx
−$24.5K −$7.43/SF
NOI
$57.3K $17.34/SF
Area
ZIP 92707
Vacancy
3.99%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,145,100
Cap Rate 7%
$817,929
Cap Rate 9%
$636,167
Alternative Uses
Best Use
Multifamily LT 5
$817.9K
$715.7K – $954.3K
NOI $57,255 @ 7.0% cap · market cap 4.09%
Second Best
Apartment 5plus
$754.6K
$660.3K – $880.4K
NOI $52,821 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$905.5K
$792.3K – $1.06M
NOI $63,383 @ 7.0% cap · market cap 4.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,856
Businesses Nearby
Explore this area
Business Placement
Demographics for 92707, CA
56,456
Population
14,767
Households
3.8
Avg Household Size
33
Median Age
17%
College-Educated
65%
High-School Grad
5.2 sq mi
ZIP Area
10,857
Density / Sq Mi
$99,491
Median Household Income
$35,582
Median Earnings
$2,141
Median Rent
$635,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Two-level residential income property with four units and dedicated parking for each residence.
Where is this quadplex located?
The property is located at 1802 Evergreen Santa Ana, CA.
What is the asking price?
The asking price for this property is $1,399,500.
What are key features of this property?
This property features: Four‑unit configuration with two residences upstairs and two downstairs; Each unit has two parking spaces; One garage space and one open parking space per unit
