| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 66th | Fair |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 699 Hwy 116 N, Sebastopol, CA, 95472, US |
| Region / Metro | Sebastopol |
| Year of Construction | 1987 |
| Units | 26 |
| Transaction Date | 2019-05-22 |
| Transaction Price | $10,100,000 |
| Buyer | GRAVENSTEIN APARTMENTS LP |
| Seller | BURBAN HOUSING DEVELOPMENT CORPORATION |
699 Hwy 116 N, Sebastopol Multifamily Opportunity
High-cost home ownership and above-average neighborhood occupancy suggest durable renter demand, according to WDSuite’s CRE market data.
Sebastopol’s suburban setting combines daily convenience with small‑metro stability. Amenity access is competitive among Santa Rosa-Petaluma neighborhoods (ranked 41 out of 138) and tracks near national averages overall, supported by steady grocery and park access while restaurant density is relatively stronger than café or pharmacy coverage. For investors, this mix points to routine livability that supportsleasing retention even without urban-level retail intensity.
Neighborhood occupancy is strong and sits in the top quartile nationally, indicating resilient demand for rental units and reduced downtime risk. Median contract rents in the area run on the higher side for the region, reflecting the local income profile and limited new multifamily supply. With a median home value well above national norms (97th percentile), ownership is a high-cost path here, which tends to sustain reliance on multifamily housing and supports pricing power when managed carefully.
The property’s 1987 vintage is newer than the neighborhood’s average construction year of 1973. That positioning can enhance competitiveness versus older stock, though investors should plan for targeted modernization and systems updates typical of late‑1980s assets to sharpen curb appeal and operational efficiency.
Demographic statistics are aggregated within a 3‑mile radius. The recent period shows population softness but projections call for modest population growth alongside an increase in households and smaller average household sizes. That shift can expand the renter pool over time and support occupancy stability, particularly for well‑maintained, mid‑size properties. Renter‑occupied share is below half locally, so multifamily demand leans on a smaller but stable tenant base with higher incomes than the national average—favorable for collections and renewal strategies.
Safety indicators for the neighborhood track around national averages overall. Within the Santa Rosa-Petaluma metro (138 neighborhoods), the area’s crime positioning sits near the middle of the pack rather than at either extreme, signaling typical risk management needs for suburban assets.
Year over year, property offenses have declined significantly, a constructive trend for day‑to‑day operations and resident sentiment. Violent‑crime trends have been more volatile recently, so operators should maintain standard security practices and continue monitoring data at the neighborhood level rather than drawing block‑by‑block conclusions.
Regional employment includes logistics and distribution roles that underpin commuting demand for workforce and market‑rate renters. Nearby FedEx operations provide one such node of stable employment within a reasonable drive.
- FedEx Headquarters — logistics/distribution offices (8.0 miles)
This 26‑unit, 1987‑vintage asset benefits from a high‑cost ownership market and neighborhood occupancy that trends in the top quartile nationally, supporting income durability and measured pricing power. The vintage is newer than the submarket’s average, positioning the property competitively versus older stock while leaving room for targeted value‑add through unit refreshes and building system updates. Based on commercial real estate analysis from WDSuite, rents and incomes in the area support stable collections, with ownership costs reinforcing renter reliance on multifamily housing.
Within a 3‑mile radius, households are projected to increase even as average household size edges lower—conditions that typically expand the renter pool and support lease‑up and renewal performance. Amenity access is serviceable and parks are comparatively strong, aligning with suburban renter preferences; operators should pair pragmatic capex with consistent resident experience to capture retention upside while monitoring demand shifts.
- Top‑quartile neighborhood occupancy supports income stability and reduces downtime risk.
- 1987 construction offers competitive positioning versus older local stock, with clear value‑add pathways.
- High ownership costs bolster renter reliance on multifamily, aiding pricing power and retention.
- 3‑mile household growth and smaller household sizes indicate a gradually expanding renter base.
- Risks: modest café/pharmacy presence, recent volatility in violent‑crime trends, and a renter base that is smaller than owner‑occupied share.