| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 41st | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1403 Pebblecreek Dr, Santa Rosa, CA, 95407, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 2010 |
| Units | 53 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1403 Pebblecreek Dr, Santa Rosa Multifamily Investment
Neighborhood-level occupancy is exceptionally tight, supporting leasing stability for a well-located 2010 asset, according to WDSuite’s CRE market data. Investor focus here centers on durable renter demand and pricing power balanced against local amenity depth and school quality.
The property sits in an inner-suburban pocket of Santa Rosa with grocery and park access that compares well for the region. Grocery availability ranks 22 out of 138 metro neighborhoods and is top quartile nationally by density, while park access also places in a strong national percentile. Restaurant options are moderate for the metro, but cafes and pharmacies are relatively sparse, which may temper some convenience expectations.
At the neighborhood level, rents trend on the higher side of the metro (rank 106 of 138; upper-national percentile), and home values are elevated nationally. In a high-cost ownership market, these ownership dynamics tend to reinforce reliance on multifamily housing and can underpin lease retention and pricing discipline for professionally managed assets.
Construction in the immediate area skews older (average 1985), while this property was built in 2010. The newer vintage relative to local stock supports competitive positioning versus older assets; investors should still plan for mid-life system updates and targeted renovations over the hold to sustain rent premiums.
Tenure signals are mixed: the immediate neighborhood shows a lower renter concentration (share of housing units that are renter-occupied), but the broader 3-mile radius reflects a meaningful renter base. Demographics aggregated within 3 miles indicate steady population and household growth historically, with forecasts pointing to notable household expansion through 2028—supporting a larger tenant base and occupancy stability. Average school ratings in the neighborhood test on the lower end nationally, which may matter for family renters and suggests attention to unit mix and amenity strategy.
Overall neighborhood quality rates C+ (rank 92 of 138), suggesting performance that is competitive among Santa Rosa–Petaluma neighborhoods but not top tier. For investors, the combination of tight neighborhood occupancy, strong grocery and park access, and high-cost ownership dynamics supports the multifamily thesis, while amenity gaps and school quality warrant underwriting discipline.
Safety indicators are mixed when compared with regional and national peers. The neighborhood ranks 100 out of 138 metro neighborhoods on crime, signaling conditions that trail the metro average, and national percentiles place both violent and property offenses below national safety benchmarks for neighborhoods. That said, recent year-over-year trends show meaningful improvement in violent incidents, indicating a directional positive that investors can monitor over time.
For underwriting, frame safety as a comparative and trending factor: position security measures and resident engagement to support retention, and track subsequent updates in local statistics to validate ongoing improvement.
Commuting access to regional employers supports workforce housing demand in this part of Sonoma County, with logistics and corporate services providing diversified employment within a manageable drive.
- FedEx Headquarters — logistics corporate office (8.1 miles)
This 2010, 53-unit asset benefits from very tight neighborhood occupancy and a high-cost ownership backdrop that sustains renter reliance on multifamily. Elevated neighborhood rent positioning and strong grocery/park access bolster day-to-day livability, while the newer vintage relative to local stock supports competitive standing versus older assets. According to CRE market data from WDSuite, these fundamentals align with stable demand, with 3-mile demographic trends indicating continued household growth that can expand the renter pool over the medium term.
Balanced underwriting should account for lower neighborhood school ratings, modest cafe/pharmacy density, and crime metrics that lag metro averages even as recent trends improve. Capital planning should anticipate mid-life building system updates and targeted value-add to preserve rent premiums and leasing momentum.
- Tight neighborhood occupancy supports leasing stability and rent discipline.
- Newer vintage (2010) versus area s older stock enhances competitive positioning with room for selective upgrades.
- High-cost ownership environment reinforces multifamily demand and potential retention.
- 3-mile household growth outlook expands the future tenant base.
- Risks: lower school ratings, limited cafe/pharmacy depth, and crime metrics below metro averages warrant prudent operations and security planning.