| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 66th | Fair |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4225 Hwy 12, Santa Rosa, CA, 95409, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 1986 |
| Units | 20 |
| Transaction Date | 2022-07-25 |
| Transaction Price | $6,300,000 |
| Buyer | IGNACIO PINES LP |
| Seller | 4225 SONOMA HIGHWAY LLC |
4225 Hwy 12, Santa Rosa Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Santa Rosa, supported by above‑median neighborhood occupancy and a high-cost ownership market, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of Santa Rosa-Petaluma where the neighborhood carries a B+ rating and ranks 41 out of 138 metro neighborhoods—competitive among Santa Rosa-Petaluma neighborhoods. Neighborhood occupancy is measured at 94.2%, placing it in the upper half locally and above many areas nationally, which supports income stability for multifamily investors.
Livability is anchored by convenient essentials rather than lifestyle density. Grocery access and parks test in the upper national percentiles (near the 88–89th percentile), while restaurant density is solid relative to peers. By contrast, cafes, childcare, and pharmacies are limited in the immediate neighborhood—operationally this points to car-oriented living and a resident base prioritizing daily needs over specialty retail.
Tenure data indicates a renter-occupied share of 35.5% in the neighborhood, with a broader 3‑mile radius showing roughly 42.8% renter concentration. For investors, that mix suggests a meaningful but not dominant renter pool, with depth coming from nearby owners who may continue to rely on rentals given elevated ownership costs.
Demographics aggregated within a 3‑mile radius show population and household growth over the last five years, with households expanding faster than population as average household size trends slightly lower. This pattern typically enlarges the tenant base and can support occupancy stability. Median household income has risen materially in recent years, reinforcing the area’s capacity to support market‑rate rents without overreliance on concessions.
Home values in the neighborhood are elevated versus national norms (near the high‑80s percentile), and the value‑to‑income ratio also trends high. In practice, this high-cost ownership market sustains reliance on multifamily rentals and can aid lease retention, though the neighborhood’s rent‑to‑income profile indicates relatively manageable rent burdens, suggesting measured pricing power rather than outsized increases.
Vintage context: 4225 Hwy 12 was built in 1986, slightly newer than the neighborhood average of 1981. That positioning can be competitively helpful versus older stock while still warranting targeted capital planning for systems modernization and selective value‑add to match renter expectations.
Safety indicators point to a mixed but improving profile. Within the Santa Rosa-Petaluma metro, the neighborhood’s crime rank is 57 out of 138, indicating it is below the metro median on this metric. Nationally, the area sits around the 60th percentile for overall safety—above the national median. Recent trend data show estimated violent offenses declining sharply year over year and property offenses moving lower as well, which supports a constructive forward view while warranting continued monitoring at the sub-neighborhood level.
Proximity to regional logistics employment provides a steady commuter base that can support renter demand and retention for workforce-oriented units.
- FedEx Headquarters — logistics (7.3 miles)
This 20‑unit, 1986‑vintage asset with spacious average unit sizes (about 960 sq. ft.) is positioned in a competitive inner‑suburban neighborhood where occupancy trends above national norms and ownership costs remain elevated. According to CRE market data from WDSuite, the local renter base is meaningful but not dominant, with a 3‑mile radius showing a larger share of renter‑occupied housing than the immediate neighborhood—helpful for demand depth and leasing continuity.
Forward demand is underpinned by steady population growth and a larger household count within 3 miles, as smaller household sizes translate into more households over time. Elevated home values sustain reliance on rentals, while the property’s slightly newer-than-average vintage offers value‑add potential through targeted renovations and system updates. Amenities skew toward groceries and parks rather than lifestyle density, which fits well for residents prioritizing convenience and commute stability.
- Above‑median neighborhood occupancy and high ownership costs support renter demand
- 1986 vintage offers modernization and value‑add potential versus older local stock
- 3‑mile demographics show household growth and income gains, enlarging the tenant base
- Grocery and park access are strong, aiding day‑to‑day livability and retention
- Risks: limited specialty amenities nearby, school ratings below national averages, and measured (not outsized) rent‑growth leverage