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rentals. These estimates are considered to be lower than actuality because they are based upon exterior observation by the assessor, thus missing interior deficiencies. The SCAG model, used as the basis of the City's Housing Assistance Plan (Contained in the Appendix), also indicates that 58 dwellings are in such poor condition that they are not suitable for rehabilitation and should be replaced. It is estimated by City staff that, in reality, about 1,375 dwellings currently need replacement. Housin9 Prices Table l0 of the Appendix sets forth sales prices of active projects in Santa Ana and s.urrounding communities in April, 1980. That survey shows that all new construction of sales housing in Santa Aha at that time was multi-family, and that almost three-fourths of all the active units were condominium conversions (1147 units). The condominium conversion phenomenon is not unique to Santa Ana; it is occurring in most parts of Southern California in response to a high demand for affordable ownership housing which cannot be produced by construction of single-family and new, attached units. The pricing structures indicated by the survey confirm that the prices in the conversion projects were lower than in the new construction~ projects; prices in conversions were starting in the mid-$50,OOOs and going up to the high-$60,OO0s, with only a few projects having higher prices. Th~ new construction projects had starting prices in the mid-$60,OOOs and high-end prices in the mid-$80,OOOs. An examination of actual sales transaction data shows escalation in the prices of used housing in the con~nunity. The average sales price of a unit constructed prior to 1976 when sold in the first quarter of 1978 was $56,510; in the first quarter of 1980 it was $73,757; and in the first quarter of 198l it was $82,437. This is an increase of 45.8 percent over ~ three-year period. The average sales price of newer housing during the same period remained essentially constant. The average price of units constructed after 1976 hovered in the $81,000-$82,000 range during those three years. A survey of rental housing prices was conducted as a part of this Housing Element effort. That survey indicates that one-bedroom apartments currently are priced at the $290 per month level and up; two-bedroom apartments rent for prices starting at $375 per month, with most being.advertised in the $400-$450 range; and that the few three-bedroom apartments available were priced from $450 to $620. Single-family and condominium rentals were priced at higher rates than apartments. Two-bedroom units had rents starting at $375 per month, with most rents in the $40Os. Three-bedroom units had rents starting at $400 (one unit); most rates were substantially over $500 per month~ Four-bedroom single-family dwellings were starting at $600 per month (five four-bedroom units were found advertised); and the one five-bedroom unit found during the survey rented for $850.