| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 73rd | Good |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 855 Wood Sorrel Dr, Petaluma, CA, 94954, US |
| Region / Metro | Petaluma |
| Year of Construction | 2013 |
| Units | 50 |
| Transaction Date | 2012-12-11 |
| Transaction Price | $1,051,500 |
| Buyer | KELLGREN SENIOR APARTMENTS L P |
| Seller | PETALUMA ECUMENICAL PROPERTIES |
855 Wood Sorrel Dr Petaluma Multifamily Investment
Neighborhood occupancy trends sit in the top quartile nationally, supporting steady rent rolls and retention, according to WDSuite’s CRE market data. Newer construction relative to nearby stock positions this asset competitively for tenants seeking quality in Sonoma County.
Located in a suburban pocket of Petaluma, the neighborhood scores an A rating and ranks 13th among 138 metro neighborhoods, indicating competitive fundamentals within the Santa Rosa–Petaluma market. Multifamily occupancy is strong (top quartile nationally), which supports income stability and reduces downtime risk versus many U.S. submarkets. In WDSuite’s commercial real estate analysis, the area’s newer housing stock versus metro norms also contributes to leasing appeal.
2013 construction is newer than the neighborhood average vintage (1992), which generally enhances competitive positioning versus older properties; investors should still plan for routine system updates over the hold to sustain renter expectations. Within a 3-mile radius, households have grown in recent years even as average household size edged lower, expanding the renter pool and supporting demand for smaller-format units like the asset’s average unit size.
Local livability drivers are balanced: grocery and daily-needs access rank above national medians, and cafes and restaurants index well nationally, aiding leasing appeal. Park density is limited within the neighborhood boundary, so green space access may hinge on short drives rather than walkability—an acceptable trade-off for many suburban renters.
Home values benchmark high relative to the nation (top decile), signaling a high-cost ownership market that tends to sustain reliance on rentals and can support pricing power. Within a 3-mile radius, approximately 40% of housing units are renter-occupied, indicating a meaningful renter-occupied base for multifamily demand. Median household incomes in the 3-mile radius have risen over the last five years, and rent-to-income at the neighborhood level is manageable by national standards, which supports retention and measured rent growth management.
Safety trends are mixed. The neighborhood ranks near the lower end for safety among 138 metro neighborhoods and sits below the national median, indicating investors should underwrite prudent security and insurance assumptions. At the same time, recent data show a modest year-over-year decline in property incidents, suggesting some improvement in trend direction. As always, safety can vary block to block; investors should pair macro indicators with on-site observation and professional third-party reports.
Regional employment is diversified across logistics, finance, utilities, healthcare, and technology, supporting commuter demand and leasing durability from a broad knowledge and services workforce. The following employers anchor nearby job centers and can reinforce renter retention through commute convenience:
- FedEx — logistics (19.1 miles)
- Wells Fargo — finance (35.1 miles) — HQ
- Salesforce.com — software (35.2 miles) — HQ
- PG&E Corp. — utilities (35.4 miles) — HQ
- McKesson — healthcare distribution (35.4 miles) — HQ
This 50-unit, 2013-vintage asset benefits from neighborhood occupancy that ranks in the top quartile nationally and an A-rated location that is competitive within the Santa Rosa–Petaluma metro. Newer construction versus the local average (1992) provides an edge against older stock while still warranting standard capital planning for mid-life systems and selective modernization to sustain rent positioning.
Within a 3-mile radius, household counts have grown and are projected to expand further by 2028 alongside rising incomes, indicating a larger tenant base and support for rent levels. High ownership costs in the area tend to reinforce renter reliance on multifamily housing, and, according to CRE market data from WDSuite, neighborhood rent-to-income levels and occupancy dynamics point to stable demand relative to national benchmarks. Key underwriting considerations include local safety variation and limited in-neighborhood park access, which can be mitigated with appropriate property operations and amenity strategy.
- Top-quartile occupancy and A-rated neighborhood support income stability
- 2013 vintage competes well versus older stock; plan for routine mid-life capex
- 3-mile household growth and rising incomes expand the renter pool
- High-cost ownership market sustains rental demand and pricing power potential
- Risks: below-median safety locally and limited park density; underwrite ops and amenities accordingly