| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Poor |
| Demographics | 86th | Best |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 713 Heron Dr, Healdsburg, CA, 95448, US |
| Region / Metro | Healdsburg |
| Year of Construction | 1990 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
713 Heron Dr Healdsburg 21-Unit Multifamily Opportunity
Positioned in a high-cost ownership pocket of Sonoma County, the asset benefits from durable renter demand and affluent household profiles, according to WDSuite’s CRE market data.
Healdsburg’s neighborhood shows a balanced suburban profile with a B+ neighborhood rating and competitive demographics (ranked 10 out of 138 metro neighborhoods), indicating a deeper-income tenant base than many Santa Rosa–Petaluma peers. Elevated home values sit in the 96th percentile nationally, shaping a high-cost ownership market that can support lease retention and pricing power for well-positioned rentals.
Median contract rents benchmark high (around the 92nd national percentile), while the neighborhood occupancy rank (110 of 138) suggests leasing can be more work than in tighter submarkets. For investors, that points to the importance of asset quality, unit mix, and professional management to sustain occupancy stability.
The property’s 1990 vintage is newer than the neighborhood’s average construction year (1967). That relative youth can be a competitive advantage against older stock, though investors should still plan for targeted modernization and systems upgrades to support rent positioning.
Tenure patterns vary by lens: at the neighborhood level, renter concentration is modest (indicating more owner-occupied housing nearby), yet within a 3-mile radius households are expanding and incomes are strong, which supports a durable renter pool over time. WDSuite’s commercial real estate analysis also indicates amenity access is mixed—restaurants trend above metro median density, while cafes, groceries, and pharmacies are thin locally—so onsite features and connectivity to Healdsburg’s core become part of the leasing story.
Within a 3-mile radius, recent data shows steady households today with projections for additional household growth alongside slight population contraction over the next five years. This pattern typically reflects smaller household sizes and demographic shifts, which can still translate into a larger tenant base and support occupancy stability for appropriately positioned multifamily assets.
Safety metrics compare favorably versus many areas: the neighborhood’s crime rank sits above the metro median (62 out of 138), and it trends safer than the national middle (around the 59th percentile). Recent movement has been constructive, with property and violent offense rates showing year-over-year declines, signaling an improving local backdrop.
Proximity to regional logistics employment helps underpin renter demand through commute convenience and schedule diversity, led by FedEx in the broader area.
- FedEx Headquarters — logistics (7.4 miles) — HQ
713 Heron Dr offers a 21-unit footprint in a high-cost ownership market where elevated home values help sustain reliance on rentals. Based on CRE market data from WDSuite, neighborhood rents benchmark high versus national peers, and demographics rank competitively within the metro—favorable for demand depth and pricing discipline. The 1990 vintage is newer than much of the local stock, creating a path to differentiate with targeted upgrades rather than full repositioning.
Households within a 3-mile radius are expected to expand even as overall population edges lower, a common profile that can increase the renter pool and support occupancy over time. While the neighborhood’s occupancy rank indicates leasing can be more hands-on, improving safety trends and strong household incomes provide a foundation for stable operations with active management.
- High-cost ownership market supports rental demand and retention
- Newer 1990 vintage versus area average enables value-add through selective modernization
- Competitive demographics and strong incomes underpin pricing power
- Household growth within 3 miles points to a larger tenant base over time
- Risk: softer neighborhood occupancy and limited nearby daily amenities require proactive leasing and asset management