| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Fair |
| Demographics | 29th | Poor |
| Amenities | 49th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 N Dutton Ave, Santa Rosa, CA, 95401, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 1986 |
| Units | 27 |
| Transaction Date | 2006-06-24 |
| Transaction Price | $3,225,000 |
| Buyer | WALKHAM TOWNHOMES LLC |
| Seller | GEIGER GORDON LEONARD |
801 N Dutton Ave Santa Rosa Multifamily Investment
This 27-unit property built in 1986 is positioned in a neighborhood with 95.7% occupancy and strong rental demand fundamentals. According to CRE market data from WDSuite, the area maintains above-average occupancy rates with nearly 70% of housing units serving the rental market.
The property sits within an inner suburb neighborhood of Santa Rosa that ranks competitively among the metro's 138 neighborhoods for rental housing density. With 69.9% of housing units serving renters, this area demonstrates strong multifamily market fundamentals and ranks in the top quartile nationally for rental share. The neighborhood's 95.7% occupancy rate outperforms many comparable markets, supporting stable cash flow expectations for investors.
Built in 1986, this property aligns with the neighborhood's average construction year of 1966, indicating potential value-add opportunities through strategic capital improvements. The surrounding area offers strong amenity access, ranking in the top quartile nationally for grocery store density with 12.11 stores per square mile and restaurant availability with 31.78 establishments per square mile. This amenity concentration supports tenant retention and competitive positioning.
Demographics within a 3-mile radius show a stable renter base with 111,368 residents and median household income of $83,955. Population growth projections indicate 7.6% expansion through 2028, with household formation supporting continued rental demand. The current median contract rent of $1,754 reflects market positioning, while forecasted rent growth to $2,230 suggests pricing power potential over the investment horizon.
Home values averaging $486,800 create affordability pressures that reinforce rental demand, as elevated ownership costs keep households in the multifamily market. The rent-to-income ratio of 30% indicates manageable affordability for tenants while maintaining lease retention potential. School ratings average 2.0 out of 5, which may limit family appeal but supports workforce housing positioning for the area's employment base.
The neighborhood's crime profile shows mixed indicators that require measured evaluation for investment planning. Property crime rates of 1,247 incidents per 100,000 residents place the area in the lower quartile among Santa Rosa's 138 neighborhoods, ranking 129th locally and in the 19th percentile nationally. However, recent trends show an 11.1% decline in property crime over the past year, indicating improving conditions.
Violent crime rates are more favorable at 81 incidents per 100,000 residents, with a notable 23.4% decrease over the past year placing the neighborhood in the 71st percentile nationally for improvement trends. While overall crime metrics suggest areas for enhancement, the declining trajectory in both categories provides a more constructive outlook for long-term property management and tenant appeal considerations.
The local employment base includes corporate office presence that supports workforce housing demand in the Santa Rosa submarket.
- FedEx — logistics and shipping operations (7.1 miles) — HQ
This 27-unit Santa Rosa property offers compelling fundamentals anchored by neighborhood-level occupancy of 95.7% and a rental-dominant housing market. The 1986 construction year presents value-add potential through strategic improvements, while strong amenity density and stable demographics support tenant retention. Commercial real estate analysis from WDSuite indicates the area's rental share of 69.9% ranks in the top quartile nationally, reinforcing long-term demand stability.
Demographic projections show 7.6% population growth through 2028 with household income forecasted to rise 46% to $122,521, expanding the qualified renter pool. Home values averaging $486,800 create ownership affordability pressures that sustain rental demand, while declining crime trends improve the investment environment. The property's average unit size of 1,152 square feet aligns with workforce housing demand in this inner suburb location.
- Above-average neighborhood occupancy at 95.7% supports cash flow stability
- Top quartile rental housing density indicates strong multifamily market fundamentals
- Value-add potential through strategic capital improvements on 1986 vintage property
- Projected 46% household income growth through 2028 expands qualified tenant base
- Property crime trends declining 11.1% year-over-year may require ongoing monitoring