| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 55th | Fair |
| Amenities | 79th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 857 Sonoma Ave, Santa Rosa, CA, 95404, US |
| Region / Metro | Santa Rosa |
| Year of Construction | 1974 |
| Units | 21 |
| Transaction Date | 2004-11-11 |
| Transaction Price | $2,600,000 |
| Buyer | DUMANOVSKY JOHN |
| Seller | MATZGER JOHN |
857 Sonoma Ave, Santa Rosa CA Multifamily Investment
Neighborhood occupancy is exceptionally tight and renter demand is durable in this inner-suburban pocket of Santa Rosa, according to WDSuite’s CRE market data, supporting stable operations for a 21-unit asset. The submarket’s high-cost ownership landscape further reinforces reliance on rentals and potential pricing power.
The property sits in an amenity-rich Inner Suburb of Santa Rosa (neighborhood rating: A; neighborhood rank 12 out of 138 in the Santa Rosa-Petaluma metro), placing it among the top quartile locally for overall neighborhood quality. Dense dining and daily-needs access stand out, with restaurants, cafes, parks, and pharmacies all scoring well above national norms — a setup that supports leasing velocity and resident retention.
Neighborhood occupancy (measured for the neighborhood, not the property) is at the top of the metro — rank 1 out of 138 — indicating exceptionally limited vacancy and historically strong absorption. Rents in the neighborhood sit above national medians (national percentile: 82), while the rent-to-income profile tracks as relatively manageable versus many West Coast metros, which can aid renewals and reduce turnover risk.
Within a 3-mile radius, demographic data show modest population growth in recent years with forecasts calling for continued household expansion, pointing to a larger tenant base over time. The renter-occupied share within this radius is slightly above half, indicating a deep pool of multifamily demand and a broad marketing funnel for a mid-sized community.
Home values in the neighborhood are elevated relative to national benchmarks (national percentile: 88 for current values; value-to-income ratio also high), signaling a high-cost ownership market that tends to sustain multifamily demand and support occupancy stability. Average school ratings in the neighborhood skew lower versus national comparables, which may temper appeal for some family renters, but the strong amenity mix and employment access continue to underpin adult and roommate household demand.
Vintage context matters: the asset was built in 1974, newer than the neighborhood’s older housing stock on average (average construction year ranks older in the metro), which can be competitively advantageous versus pre-1960s properties. Investors should still plan for system modernization and selective upgrades to maintain positioning alongside ongoing new supply across the region.
Safety indicators for the neighborhood track around the national middle overall (crime national percentile near 50), with a mixed profile by offense type. Property offense levels benchmark below national averages (lower national percentile), but recent trend data indicate meaningful year-over-year improvement, suggesting conditions have been moving in a positive direction. These are neighborhood-level signals, not specific to the property.
Within the Santa Rosa-Petaluma metro, neighborhood crime ranks toward the weaker end of the spectrum (rank referenced against 138 neighborhoods), so asset management should emphasize lighting, access control, and resident engagement. The improving trajectory over the last year provides a constructive backdrop for leasing and retention planning.
857 Sonoma Ave is a 21-unit 1974-vintage asset positioned in one of Santa Rosa’s most amenity-rich neighborhoods, where neighborhood occupancy sits at the top of the metro and renter demand is reinforced by elevated ownership costs. Based on CRE market data from WDSuite, rents benchmark above national medians while the local rent-to-income profile remains comparatively manageable, supporting retention and stable cash flow.
The vintage offers a practical value-add angle: newer than much of the neighborhood’s older stock yet still primed for targeted renovations and building system updates to enhance competitiveness. Three-mile demographics point to ongoing population and household growth, expanding the renter pool and supporting long-run leasing fundamentals.
- Metro-leading neighborhood occupancy supports pricing discipline and lease stability
- High-cost ownership market sustains renter reliance on multifamily housing
- 1974 vintage presents achievable value-add via interiors and system modernization
- Amenity-rich location (food, parks, pharmacies) underpins demand and retention
- Risks: below-average school ratings and neighborhood crime positioning require focused asset management