| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 29th | Poor |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1053 Dutton Ave, Santa Rosa, CA, 95407, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 1989 |
| Units | 34 |
| Transaction Date | 2020-03-13 |
| Transaction Price | $8,445,000 |
| Buyer | WOOLARD LEONARD C |
| Seller | BUTLER MARY M |
1053 Dutton Ave Santa Rosa Multifamily Investment
Neighborhood occupancy remains in the mid-90s, supporting steady leasing dynamics for this 34-unit asset, according to WDSuite’s CRE market data. The area’s high renter concentration points to a deep tenant base, with pricing power tempered by affordability considerations.
Located in Santa Rosa’s inner suburb fabric, the property benefits from strong neighborhood convenience. Cafés and groceries are unusually dense for the metro, with café and grocery access ranking among the top performers out of 138 metro neighborhoods — a signal of daily-need amenities that supports renter retention and everyday livability. Restaurants are also competitive within the metro, reinforcing lifestyle appeal for a workforce renter profile.
The neighborhood’s occupancy rate is 95.7% (neighborhood metric, not the property), placing it above metro medians and in the top quartile nationally. Renter-occupied housing share is high within the neighborhood (69.9%), ranking near the top among 138 metro neighborhoods and in a very high national percentile, suggesting a broad tenant pool and historically reliable demand for multifamily units.
Construction year context is favorable for this asset: built in 1989 versus a neighborhood average vintage of 1966. That positioning generally supports competitiveness versus older stock, while investors should still plan for selective system upgrades and modernization to drive rentability and limit near-term capex surprises.
Within a 3-mile radius, recent population growth has been modest while household counts have increased, and forward estimates indicate additional household expansion by 2028. This pattern typically points to a gradually expanding renter base and supports occupancy stability. Median home values in the neighborhood are elevated relative to national norms, reinforcing sustained reliance on rental options; however, rent-to-income levels indicate some affordability pressure, warranting attentive lease management. These trends align with practical commercial real estate analysis from WDSuite that emphasizes depth of renter demand alongside disciplined renewal strategies.
School ratings trail national averages, which can modestly influence family-driven demand, but proximity to daily services and employment centers tends to anchor renter interest for workforce-oriented communities.
Safety conditions should be evaluated in a market context. The neighborhood’s overall crime positioning is below the national median, and within the Santa Rosa–Petaluma metro it ranks in the weaker cohort (112 out of 138 neighborhoods), indicating comparatively higher reported incident rates than many local peers. That said, recent trend data shows improvement, with estimated violent offenses declining year over year and property incidents also trending lower, which can help stabilize perceptions over time.
All figures reflect neighborhood-level patterns rather than property-specific conditions. Investors typically incorporate enhanced lighting, access control, and partnership with local resources into underwriting and operations to support resident experience and retention.
Nearby logistics and distribution employment supports workforce housing demand and commute convenience for renters, with access to roles in parcel handling and operations.
- FedEx — logistics & distribution (7.2 miles)
This 1989-vintage, 34-unit community sits in a neighborhood with high renter concentration and above-median occupancy, underpinning steady leasing and a broad tenant base. Elevated neighborhood home values relative to national levels support sustained reliance on rental housing, while rent-to-income signals call for thoughtful renewal and pricing strategies. According to CRE market data from WDSuite, neighborhood occupancy remains resilient versus national benchmarks, and daily-need amenities are competitive within the metro — elements that can aid retention and reduce downtime.
Relative to older local stock (average vintage 1966), the asset’s vintage enhances competitive positioning, with selective modernization and systems updates offering value-add potential. Modest population gains and increasing household counts within a 3-mile radius point to gradual renter pool expansion, supporting long-term demand durability.
- Above-median neighborhood occupancy and deep renter base support stable tenancy
- 1989 vintage competes well versus older local stock, with targeted capex to modernize
- Elevated ownership costs in the area reinforce multifamily demand and retention
- 3-mile household growth outlook supports future leasing and occupancy stability
- Risk: rent-to-income pressure requires disciplined pricing and renewal management