Every acquisition starts with the basics. Before a developer can model units, costs or profit, the underwriting team needs reliable site facts. This article lays out the core physical and zoning specifications for 4802 W 1st Street, Santa Ana, CA so acquisition directors and brokers can start their preliminary analysis with confidence.
Site snapshot
- Address: 4802 W 1st Street, Santa Ana, California
- Assessor's Parcel Number (APN): 108-101-49
- Lot size: approximately 8,712 square feet (0.20 acres)
- Approximate dimensions: 63 feet by 139 feet
- List price: $1,655,000
- Current zoning designation: commercial
Always confirm these figures against the preliminary title report, the county assessor record and the City of Santa Ana's zoning information before relying on them for a bid.
Reading the lot geometry
A parcel that is roughly 63 feet wide and 139 feet deep is a classic urban infill shape. The frontage is modest, but the depth gives a designer room to organize a linear site plan: driveway access from the street, townhome rows arranged along a central drive aisle, and private outdoor space integrated into the layout.
On its own, a lot of this size supports a compact project. The real leverage appears when it is combined with the neighboring parcel at 4728 W 1st Street. The two parcels together total roughly 18,092 square feet (0.415 acres), a footprint that opens up a more efficient site plan, better parking circulation and a larger unit count.
Why commercial zoning is a feature, not a flaw
Many developers see a commercial designation and assume a long, uncertain rezoning fight. In today's California, that assumption deserves a second look. State housing legislation has created pathways for residential development on commercially zoned land under certain conditions, and the density bonus program can add units on top of base density. We will cover SB 6 and the density bonus in detail in the coming days.
The takeaway for underwriters is simple: commercial zoning on a corridor parcel can be a source of flexibility. The right entitlement strategy may allow a residential or mixed-use project without a lengthy discretionary rezoning, though the exact path must be confirmed with a qualified land use professional.
What to verify during preliminary diligence
A disciplined first pass should include:
- A current preliminary title report and review of recorded easements
- A boundary and topographic survey
- Zoning and general plan confirmation with the City of Santa Ana
- Utility availability letters or maps for water, sewer, gas and electric
- A Phase I Environmental Site Assessment, given the site's commercial history
How this feeds your model
With the site dimensions and zoning basics in hand, you can run a first-pass yield study. At roughly 0.415 acres combined, a 14-unit scheme works out to about 34 units per acre, while a 20-unit scheme approaches 48 units per acre. Those density ranges are the bridge between the physical site and the financial model we will build in Phase 3.
Next steps
If you are an acquisition director or broker working with a qualified buyer, request the due diligence package from the listing team. It consolidates the property profile, parcel information and supporting documents in one place.
A note on APN and parcel research
The Assessor's Parcel Number is more than an identifier. It is the key that unlocks recorded documents, tax history, ownership information and legal descriptions. Pull the APN record early, compare it against the title report, and flag any discrepancy in acreage or boundaries. Small differences between assessor data and an actual survey are common, and catching them before bid day prevents surprises later. Buyers with an architect already engaged should share these specs immediately so the first test-fit reflects real dimensions.
This content is for informational purposes only and is not legal, tax or investment advice. All property data should be independently verified. Listing brokerage: Century Financial Group.