| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 53rd | Poor |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5209 Old Redwood Hwy, Santa Rosa, CA, 95403, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 1987 |
| Units | 87 |
| Transaction Date | 1992-07-24 |
| Transaction Price | $1,357,500 |
| Buyer | CRMV LLC |
| Seller | 5209 OLD REDWOOD HIGHWAY LLC |
5209 Old Redwood Hwy Santa Rosa Multifamily Investment
Neighborhood metrics point to a high-cost ownership market that can reinforce renter demand, according to WDSuite s CRE market data. Renter-occupied share is meaningful and supports a stable tenant base at the submarket level.
Located in a suburban pocket of Santa Rosa (Sonoma County), the neighborhood carries a B rating and ranks 56 out of 138 metro neighborhoods, indicating competitive positioning within the Santa Rosa-Petaluma market. Caf e9 density ranks 28 of 138 competitive among metro peers and sits in the 75th percentile nationally, while restaurants and pharmacies are above the metro median. By contrast, park access is limited, with parks ranking 138 of 138 in the metro.
The neighborhood s renter-occupied share sits around one-third of housing units, which supports a workable depth of multifamily demand. Home values are elevated (96th percentile nationally), which tends to sustain reliance on rental options and can underpin pricing power and lease retention for well-managed assets. At the same time, average school ratings trend below national norms, which investors should weigh when targeting family-oriented product.
Occupancy at the neighborhood level is below the metro median (rank 100 of 138), and has eased in recent years. For operators, this points to the importance of disciplined leasing, targeted concessions, and asset differentiation to capture demand. NOI per unit performance sits around the metro middle and near the national median, suggesting outcomes depend more on execution than tailwinds.
Within a 3-mile radius, recent years show softer population and household counts, but forward-looking projections indicate growth in households alongside smaller average household sizes by 2028. That combination can expand the renter pool and support occupancy stability for appropriately positioned unit mixes and finishes, based on CRE market data from WDSuite.
Safety indicators for the neighborhood are near the metro middle (overall crime rank 58 out of 138 Santa Rosa-Petaluma neighborhoods) and around the 60th percentile nationally, signaling comparatively moderate safety versus U.S. neighborhoods overall. Year over year, both property and violent offense rates have moved lower a constructive trend for resident retention and leasing.
Given block-level variability, investors should underwrite with property-specific measures (lighting, access control, and visibility) while recognizing the recent downward trajectory in incident rates as a favorable tailwind.
Nearby logistics employment supports workforce housing dynamics and commute convenience for renters in this submarket, with access to distribution operations.
- FedEx shipping & logistics operations (1.6 miles)
This 87-unit asset built in 1987 offers scale in a suburban Santa Rosa location where high ownership costs support sustained rental reliance. Renter concentration is meaningful, and neighborhood rents have trended upward, while occupancy sits below the metro median an execution-driven opportunity for operators focused on leasing strategy and product differentiation. According to CRE market data from WDSuite, neighborhood amenity access (food/pharmacy) is competitive, though park access is limited and school ratings are below national norms.
Vintage implies moderate capital planning needs typical of late-1980s construction, with potential value-add through common-area refreshes, in-unit upgrades, and systems modernization to outperform older local stock. Within a 3-mile radius, projections point to household growth and higher incomes by 2028 alongside smaller household sizes a setup that can expand the renter pool and support occupancy stability for well-positioned units.
- Scale: 87 units enable operational efficiencies and expense management.
- Demand drivers: elevated home values sustain rental dependence and pricing power.
- Value-add path: 1987 vintage supports renovations and systems upgrades to lift rents.
- Forward tailwinds: 3-mile household growth and rising incomes point to a larger tenant base.
- Risks: neighborhood occupancy is below the metro median and park/school amenities trail national norms requiring focused leasing and asset positioning.