| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 54th | Poor |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3076 Marlow Rd, Santa Rosa, CA, 95403, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 1984 |
| Units | 116 |
| Transaction Date | 2021-02-22 |
| Transaction Price | $27,000,000 |
| Buyer | 3076 MARLOW ROAD LP |
| Seller | MARLOW APARTMENTS LP |
3076 Marlow Rd, Santa Rosa Multifamily Investment
Neighborhood occupancy is strong and trending upward, and elevated ownership costs in this part of Santa Rosa tend to sustain renter demand, based on CRE market data from WDSuite.
Located in an inner-suburb pocket of Santa Rosa, the area around 3076 Marlow Rd scores a B+ neighborhood rating and sits above the metro median (ranked 39 of 138 neighborhoods). According to WDSuite’s CRE market data, neighborhood occupancy is high and has improved over the past five years, supporting income stability for multifamily assets.
Daily needs are well covered: grocery, pharmacy, and park access rank in the upper tiers locally and test in higher national percentiles, while restaurants are reasonably dense for the metro. By contrast, cafés and childcare options are thinner immediately nearby, which may slightly reduce convenience for some residents but does not materially alter the area’s renter appeal for workforce households.
The property’s 1984 vintage is older than the neighborhood’s typical construction year, suggesting potential value-add and capital planning opportunities (exterior/interior updates, systems, and amenities) to remain competitive against newer stock.
Tenure patterns indicate a deep rental market: within a 3-mile radius, roughly half of housing units are renter-occupied, which helps sustain a broad tenant base and supports occupancy. Household incomes in the 3-mile area have risen meaningfully over the past five years and are projected to continue growing, while forecasts point to a notable increase in household count alongside smaller average household sizes by 2028. Together, these dynamics imply a larger renter pool and steady leasing velocity over the medium term.
Home values in the neighborhood rank high versus national benchmarks. In practice, this high-cost ownership market reinforces reliance on rental housing, aiding retention and pricing power for well-positioned multifamily communities. Rent-to-income readings in the neighborhood indicate manageable affordability pressure relative to local incomes, which can support renewals when paired with disciplined lease management.
Safety metrics for the neighborhood are mixed but improving in key areas. Overall crime sits near the national middle and ranks 92 out of 138 metro neighborhoods, indicating the area is in the lower half of the Santa Rosa–Petaluma metro on this measure. However, violent offense rates have declined markedly year over year, placing the neighborhood in a high national percentile for improvement, according to WDSuite’s CRE market data.
Property crime rates trend closer to national averages, with recent year-over-year movement modestly higher. For investors, the takeaways are operational: emphasize lighting, access control, and resident engagement to support retention while monitoring whether the recent improvement in violent incidents continues.
Proximity to regional logistics employment supports renter demand and commute convenience for workforce tenants, notably tied to FedEx operations referenced below.
- FedEx Headquarters — logistics operations (4.2 miles)
This 116-unit, 1984-vintage community benefits from a neighborhood with high and rising occupancy, strong access to daily-needs amenities, and a renter base supported by rising household incomes within a 3-mile radius. Elevated local home values help sustain rental demand and lease retention, while rent-to-income levels indicate manageable affordability pressure for many households. According to CRE market data from WDSuite, the neighborhood ranks above the metro median overall and shows favorable amenity depth for groceries, parks, and pharmacies.
The property’s older vintage versus nearby stock points to value-add potential through targeted renovations and systems upgrades to maintain competitive positioning against newer assets. Forward-looking demographics indicate a meaningful increase in households and a shift toward smaller household sizes by 2028, which can expand the renter pool and support steady leasing, provided operations remain focused on resident experience and cost control.
- High neighborhood occupancy and improving trend support income stability
- Elevated home values reinforce reliance on rental housing, aiding retention and pricing power
- 1984 vintage offers clear value-add and capital planning opportunities
- 3-mile demographics point to rising incomes and more households, expanding the tenant base
- Risk: property crime trends and older systems require proactive security and CapEx management