Mixed-Use Asset in Downtown Santa
For Sale
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410 E 4th St, Santa Ana, CA 92701
Mixed-use property in vibrant downtown Santa Ana's 4th Street corridor.
Property Size12,389 SF
Price / SF$452.01
Days on Market168
Property Features for 410 E 4th St
General Information
Standard status
Active
Size
12,389 SF
Class
C
Property subtype
Retail, Office, Business for Sale
Zoning
SD-84
Investment Type
Value Add
Building Details
Year Built
1910
Buildings
2
Stories
2
Units
6
Listing Agency:
FTGU Commercial Real Estate
(949) 558-0312
Listed By:
Fernando Crisantos · License #CA 01972227
Source:
Crexi
Added: Feb 25
Changed: Aug 8
Last Checked: Aug 12 at 2:38PM
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 FTGU Commercial Real Estate
Investment Insights
Based on property information with market context.
The property at 410–412 E 4th Street is a mixed-use asset located in Downtown Santa Ana's 4th Street corridor. The property benefits from foot traffic, visibility, and access to the Civic Center, Artist Village, and transit routes. The building offers a flexible layout suited for street-level retail or hospitality, with upper-level office or residential potential. The property is positioned amid restaurants, nightlife, creative offices, and retail spaces. The property is an acquisition for long-term appreciation and upside through repositioning, tenanting, or modernization. The property has a total size of 12389 square feet.
Key Highlights
- Prime location in Downtown Santa Ana's 4th Street corridor
- High foot traffic and excellent visibility
- Flexible layout suitable for retail/hospitality with upper‑level office or residential potential
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
$207,178
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
3.70%
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%
$4,143,560
$4.1M
Cap Rate 7%
$2,959,686
$3.0M
Cap Rate 9%
$2,301,978
$2.3M
Market Conditions
NOI Build-Up for 12,389 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
$312.2K $25.20/SF
− Vacancy
−$16.2K −$1.31/SF
EGI
$296.0K $23.89/SF
− OpEx
−$88.8K −$7.17/SF
NOI
$207.2K $16.72/SF
Area
ZIP 92701
Vacancy
5.20%
Lease Rate
$25.20 /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%
$4,143,560
Cap Rate 7%
$2,959,686
Cap Rate 9%
$2,301,978
Alternative Uses
Best Use
Retail
$2.96M
$2.59M – $3.45M
NOI $207,178 @ 7.0% cap · market cap 3.70%
Second Best
Office B
$2.87M
$2.51M – $3.35M
NOI $201,148 @ 7.0% cap · market cap 3.59%
Theoretical Best
Multifamily LT 5
$3.83M
$3.35M – $4.47M
NOI $268,338 @ 7.0% cap · market cap 4.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,718
Businesses Nearby
Explore this area
Business Placement
Demographics for 92701, CA
48,789
Population
13,470
Households
3.6
Avg Household Size
32
Median Age
11%
College-Educated
62%
High-School Grad
3.2 sq mi
ZIP Area
15,247
Density / Sq Mi
$68,697
Median Household Income
$33,846
Median Earnings
$1,650
Median Rent
$608,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property in vibrant downtown Santa Ana's 4th Street corridor.
Where is this mixed-use property located?
The property is located at 410 E 4th St Santa Ana, CA.
What is the asking price?
The asking price for this property is $5,600,000.
What are key features of this property?
This property features: Prime location in Downtown Santa Ana's 4th Street corridor; High foot traffic and excellent visibility; Flexible layout suitable for retail/hospitality with upper‑level office or residential potential
