| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 87th | Best |
| Demographics | 47th | Poor |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1447 Petaluma Hill Rd, Santa Rosa, CA, 95404, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 1990 |
| Units | 50 |
| Transaction Date | 1997-02-24 |
| Transaction Price | $413,000 |
| Buyer | ALDRIDE N BERNARD |
| Seller | YUERS WILLARD |
1447 Petaluma Hill Rd, Santa Rosa Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with metrics referenced at the neighborhood level rather than the property itself.
Located in Santa Rosa’s Inner Suburb fabric, the property sits in a neighborhood rated A and ranked 16 out of 138 metro neighborhoods, indicating competitive positioning within the Santa Rosa–Petaluma market. Neighborhood occupancy is reported at 98.5% (neighborhood-level), placing it in the top quartile locally and supporting lease-up and retention stability for nearby multifamily assets.
Local amenity access is a relative strength: grocery availability ranks 2 of 138 in the metro and is in the 99th percentile nationally; restaurant density ranks 7 of 138 and is in the 97th percentile nationally. Parks and pharmacies also track well above national norms (around the 90th percentile). Cafe density is thinner by comparison, which may limit boutique F&B variety, but day-to-day convenience is strong.
The area’s housing stock averages 1995. With a 1990 vintage, the asset is modestly older than the surrounding stock—an investor should plan for targeted capital expenditures and evaluate value-add or modernization scope to enhance competitiveness against newer comparables.
Tenure patterns indicate depth in the renter base: the neighborhood’s share of renter-occupied housing units is 64.7% (ranked 7 of 138, top decile locally). This renter concentration supports multifamily demand and tends to underpin occupancy stability through cycles.
Within a 3-mile radius, demographics show recent population growth and a continued projected increase in both population and households over the next five years, suggesting a larger tenant base and steady in-migration to nearby rentals. Median household incomes have risen meaningfully, and contract rents have increased from prior periods, which supports achievable rent levels while still requiring attention to affordability.
Ownership costs are elevated for the area: the neighborhood’s home values track in the upper national percentiles and the value-to-income ratio sits around the 91st percentile nationally. This high-cost ownership environment tends to sustain reliance on rental housing. At the same time, a neighborhood rent-to-income ratio near 0.34 indicates some affordability pressure, so proactive lease management and retention strategies remain important.
Safety indicators warrant monitoring. The neighborhood’s crime rank is 122 out of 138 metro neighborhoods, which is below the metro median and indicates higher reported crime relative to many Santa Rosa–Petaluma sub-areas. Nationally, the neighborhood sits around the lower half for overall safety, with property offenses benchmarking weaker (low national percentile) while violent offense levels are closer to the national midpoint.
Recent trend data shows improvement in violent offense rates (stronger percentile for year-over-year change), suggesting some positive momentum. Investors should incorporate these dynamics into underwriting via security, lighting, and resident-experience planning, and compare micro-block patterns over multiple periods rather than relying on a single snapshot.
Proximity to regional logistics supports renter demand tied to hourly and shift-based work, with commute times manageable for residents employed by nearby distribution operations.
- FedEx Headquarters — logistics operations (7.8 miles)
This 50-unit, 1990-vintage asset benefits from a neighborhood with top-quartile occupancy and strong day-to-day amenities, supporting leasing stability and rent durability relative to many Santa Rosa–Petaluma peers. The area’s high renter concentration and elevated ownership costs point to a durable tenant base, while population and household growth within a 3-mile radius expand the pool of prospective renters. Based on commercial real estate analysis from WDSuite, neighborhood-level performance aligns with sustained multifamily demand, with modernization potential offering an avenue to sharpen competitive positioning.
Given the asset’s slightly older vintage versus the local average (1990 vs. 1995), investors can evaluate targeted renovations or systems upgrades to drive revenue and retention against newer product. Underwriting should also acknowledge affordability pressure (neighborhood rent-to-income around one-third) and localized safety dispersion, balanced by amenity access and occupancy metrics that have historically supported stable operations.
- Neighborhood-level occupancy in the top quartile locally supports leasing stability and retention.
- Strong everyday conveniences (groceries, restaurants, parks, pharmacies) enhance renter appeal and renewal odds.
- High renter-occupied share indicates depth of tenant demand for nearby multifamily assets.
- 1990 vintage offers value-add and capex planning opportunities to compete with newer stock.
- Risks: affordability pressure and below-metro-average safety require prudent underwriting, resident-experience investments, and ongoing monitoring.