| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Good |
| Demographics | 45th | Poor |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 450 Stony Point Rd, Santa Rosa, CA, 95401, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 1981 |
| Units | 105 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
450 Stony Point Rd Santa Rosa Multifamily Investment
Neighborhood occupancy remains firm and renter demand is supported by a sizable renter-occupied housing base, according to WDSuite’s CRE market data, suggesting stable performance for well-managed assets.
Located in Santa Rosa’s inner suburb context, the neighborhood scores an A and ranks 19th among 138 metro neighborhoods, positioning it above the metro median. Amenity access is a clear strength: parks (ranked 7 of 138) and childcare density (6 of 138) indicate strong family-oriented infrastructure, while cafes (11 of 138; 91st percentile nationally) and groceries (19 of 138; 90th percentile nationally) enhance day-to-day convenience. These factors typically help with leasing velocity and retention for workforce and middle-income renters.
Local multifamily conditions are comparatively healthy. Neighborhood occupancy is competitive (77th percentile nationally), and net operating income per unit trends are strong relative to the metro (ranked 19 of 138; 79th percentile nationally), based on CRE market data from WDSuite. Median rents sit in higher national percentiles, which, coupled with steady occupancy, point to sustained renter demand for well-located product.
Ownership costs are elevated in this part of Sonoma County (home values in a high national percentile and a value-to-income ratio near the top of national ranges), which tends to reinforce reliance on rental housing and support pricing power for quality units. At the same time, rent-to-income metrics signal some affordability pressure, so disciplined revenue management and amenity-driven differentiation remain important to retention.
Tenure patterns in the neighborhood indicate a meaningful share of housing units are renter-occupied, signaling depth in the tenant base. Within a 3-mile radius, recent data show households have increased even as average household size edged down, and forecasts call for additional growth in households through 2028. For investors, that translates to a gradually expanding renter pool and support for occupancy stability and future leasing activity.
Safety trends are mixed and warrant monitoring. The neighborhood’s safety profile sits below the national median (around the 40th percentile nationwide) and ranks 121 out of 138 within the Santa Rosa–Petaluma metro, making it weaker relative to many metro peers. Recent data point to a decline in property offenses year over year, while reported violent offenses show an uptick over the same period. Investors should underwrite with conservative assumptions, emphasize on-site security best practices, and track updated local reporting for directional changes rather than block-level readings.
Proximity to regional distribution and logistics employment supports renter demand by shortening commutes and broadening the tenant base. Nearby employers include FedEx, which can contribute to steady workforce housing needs.
- FedEx Headquarters — logistics (6.4 miles)
450 Stony Point Rd brings scale at 105 units in a neighborhood with strong amenity access and steady renter demand signals. Occupancy in the surrounding neighborhood is competitive versus national benchmarks, and higher homeownership costs in Sonoma County tend to sustain reliance on rentals, supporting leasing stability for well-positioned assets. Built in 1981, the property is newer than the neighborhood’s average vintage, indicating relative competitiveness versus older stock while still allowing room for targeted modernization and value-add strategies.
According to CRE market data from WDSuite, local NOI-per-unit trends and rent levels compare favorably against national medians, while a sizeable renter-occupied housing base and projected household growth within a 3-mile radius point to a larger tenant pool over time. Underwriting should account for observed affordability pressure and a below-metro safety standing by emphasizing retention, resident experience, and operational efficiency.
- Competitive neighborhood occupancy and solid NOI-per-unit trends support income durability.
- High-cost ownership market reinforces multifamily demand and pricing power for quality units.
- 1981 vintage offers relative competitiveness versus older stock with potential for targeted renovations.
- Amenity-rich location (parks, childcare, cafes, groceries) underpins leasing velocity and retention.
- Risks: affordability pressure (rent-to-income) and below-metro safety profile call for conservative underwriting and strong on-site management.