| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Fair |
| Demographics | 53rd | Poor |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5215 Old Redwood Hwy, Santa Rosa, CA, 95403, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 1991 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5215 Old Redwood Hwy Santa Rosa Multifamily Opportunity
In a high-cost ownership pocket of North Santa Rosa, income depth and a moderate renter base support steady multifamily demand, according to WDSuite’s CRE market data. Investors should view renter reliance and pricing power as reinforced by elevated for-sale values relative to local incomes.
This suburban neighborhood in the Santa Rosa–Petaluma metro carries a B neighborhood rating and sits above the metro median on several livability measures while remaining reasonably convenient to everyday needs. Restaurant and cafe density ranks competitive among 138 metro neighborhoods, and pharmacy access is solid; however, park access is limited, which may temper lifestyle appeal for some renters.
For multifamily fundamentals, neighborhood occupancy trends are currently below the metro median, signaling some softness in lease-up or retention. Even so, the area’s renter-occupied share around one-third indicates a meaningful tenant base that can support leasing velocity for well-positioned assets. Median contract rents in the neighborhood are elevated relative to many U.S. areas, yet the rent-to-income ratio trends near 0.18, which suggests manageable affordability pressure and supports lease stability.
Within a 3-mile radius, recent years show population and household contraction, but projections point to population growth and a notable increase in households ahead. A smaller average household size is also projected, which typically expands the number of renting households and can help deepen the tenant pool. These dynamics, based on CRE market data from WDSuite, align with sustained renter demand despite cyclical variability.
Home values here are among the higher tiers nationally, and the value-to-income ratio is elevated compared with many U.S. neighborhoods. In practice, this high-cost ownership market tends to reinforce reliance on rental housing, supporting occupancy stability and pricing power for quality product. School ratings trail many metro peers, which may narrow the family-renter segment, but the area’s income profile and day-to-day amenity access remain favorable drivers for workforce and professional renters.
Safety metrics indicate a mixed but improving profile. The neighborhood trends around the 60th percentile nationally for overall safety, suggesting comparatively better conditions than many U.S. areas. At the same time, recent data shows year-over-year declines in both property and violent offense rates, indicating directional improvement rather than a guarantee of uniformly low risk.
Compared with other parts of the Santa Rosa–Petaluma metro (138 neighborhoods total), the area sits near the middle of the pack. For investors, the key takeaway is that safety indicators have been improving on a year-over-year basis, which can support tenant retention and leasing, but management should still budget for standard security and lighting enhancements as part of ongoing operations.
Nearby employment includes logistics operations that support a steady workforce renter base and commute convenience for residents, specifically FedEx noted below.
- FedEx — logistics operations (1.6 miles)
Built in 1991, the property is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while leaving room for targeted modernization to enhance rents and retention. Elevated local home values and an income-rich renter pool reinforce multifamily demand, and the neighborhood’s rent-to-income profile suggests manageable affordability pressure that can support steady leasing. According to CRE market data from WDSuite, neighborhood occupancy has been softer than the metro median, but forward demographic projections within a 3-mile radius indicate renter pool expansion as household counts grow and average household size trends lower.
Key considerations include limited park access and below-average school ratings, which may modestly narrow the family segment, alongside the need to stay competitive on finishes and amenities. Overall, the combination of a high-cost ownership market, income depth, and a moderate renter concentration positions the asset to capture demand with disciplined operations and selective value-add.
- 1991 vintage offers competitive positioning vs. older neighborhood stock, with selective modernization upside.
- High for-sale values and strong local incomes sustain rental demand and support pricing power.
- Rent-to-income levels indicate manageable affordability pressure, aiding retention and occupancy stability.
- Projected 3-mile household growth and smaller household sizes expand the renter pool over time.
- Risks: softer neighborhood occupancy, limited park access, and below-average school ratings require active asset management.