None · Rohnert Park, CA 94928

$15,100,000

None bd · 69.5 ba · 44,808 sqft · MultiFamily public records · 13 Days on market

Built 1985 2.14 ac lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 61 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

7425 Camino Colegio is a beautifully maintained 61 unit multi family property in Rohnert Park California. This multifamily asset represents a mid-scale investment opportunity perfectly positioned for long-term growth near Sonoma State University. The property features a diverse and highly marketable unit mix consisting of 2 three bedroom/one and a half bath apartments, 15 two bedroom/one and a half bath apartments, 32 two bedroom/one bath apartments, and 12 one bedroom/one bath apartments. The units have been updated to varying degrees. Most units are equipped with dishwashers, formica or quartz countertops, and private outdoor spaces including decks, balconies, or patios. Investor value i

Key facts

• Diverse unit mix
• Updated units
• Brand-new siding

Tags

• MULTI FAMILY PROPERTY
• DIVERSE UNIT MIX
• UPDATED UNITS
• PRIVATE OUTDOOR SPACES
• RECENT CAPITAL IMPROVEMENTS
• BRAND-NEW SIDING

Property features AI

Finance

• Financial info: 61 total units
• HOA & community: No association fee

Exterior

• Parking: Combination of uncovered, off-street, and covered parking; 122 total parking spaces; Open parking available
• Utilities: Gas on separate meters; Electric on separate meters; Public sewer; Public water
• Home design: Residential income property; Multi-family (5+ units); Two levels; Built in 1985
• Construction: Year built 1985
• Exterior features: Sidewalks; Irregular-shaped lot; Landscaped front; Court; Corner lot; Eight separate buildings; Total lot area about 2.14 acres

Interior

• Bedrooms: Total of 112 bedrooms
• Heating & cooling: Separate heating; No cooling
• Interior features: Common area laundry; Separate heating system; No central cooling; Washer/dryer units leased
• Laundry & utility: Common area laundry; Washer/dryer units leased

What this means for you Summary

Snapshot

• This is a 2×3bd/1.5ba + 15×2bd/1.5ba + 32×2bd/1ba units multifamily listed at $15.10M.

Deal economics

• At list price, monthly cash flow is $14k ($170k/yr) — positive. Per door: $233/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $13.21M (12.5% below list).
• Recommended offer: $13.21M (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.9% in Rohnert Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#116 in CA, #4,166 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: cost of living F.
• Cotati-Rohnert Park Unified (suburban): math 24% / reading 61% proficiency, ranked #205 of 517 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 101 active listings in the ZIP; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• At $132,057/mo this rent would consume 1596% of the median local household income ($99k/yr) (locally 2507% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104k of loan paydown is wiped out by about $453k of value loss. Plan a longer hold.
• Sonoma County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,205,700 (12.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-1,590,454
• Equity at exit: $2,251,459

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-415,497
• Equity at exit: $1,305,572

Cash invested: $4,228,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94928

• Rents YoY: 2.7%
• Active inventory: 101
• Price-to-rent: 489.8×

Monthly cashflow live

• Estimated rent: $132,057 high
• Mortgage (P&I): −$79,186
• Tax from tax record: −$4,650 /mo · $55,805/yr
• Insurance: −$6,292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$27,732
• Net cashflow: $14,197

Break-even live

Break-even rent $114,086

Max offer price $15,100,000

Occupancy floor 84%

Sensitivity live

Price	-10% $22,745	-5% $18,471	+0% $14,197	+5% $9,923	+10% $5,649
Rent	-10% $3,764	-5% $8,981	+0% $14,197	+5% $19,413	+10% $24,629
Rate	-1.0pp $21,801	-0.5pp $18,037	base $14,197	+0.5pp $10,284	+1.0pp $6,303

61-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$5,138
▸ 15× units	2	1.5	$32,970
▸ 32× units	2	1	$70,336
▸ 12× units	1	1	$23,592
Total (61 units)			$132,057

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $3,775,000
• Closing costs: $453,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $15,100,000 Active 13 DOM
2. 2026-06-18
   days on market $15,100,000 Active 10 DOM
3. 2026-06-17
   days on market $15,100,000 Active 9 DOM
4. 2026-06-16
   days on market $15,100,000 Active 8 DOM
5. 2026-06-15
   days on market $15,100,000 Active 7 DOM
6. 2026-06-14
   days on market $15,100,000 Active 5 DOM
7. 2026-06-13
   days on market $15,100,000 Active 4 DOM
8. 2026-06-10
   days on market $15,100,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $15,100,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $55,805 · $4,650/mo
• Projected year-2 tax: $114,760 · $9,563/mo
• Expected delta: +$58,955/yr (+$4,913/mo · 105.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $1,584,684
• − Mortgage interest: −$845,835
• − Property taxes: −$55,805
• − Insurance: −$75,500
• − Repairs & maintenance: −$126,775
• − Management: −$126,775
• − Depreciation: −$439,273
• Taxable loss: −$85,278
• Est. tax savings @ 24.0%: +$20,467
• After-tax cash flow: $190,830/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cotati-Rohnert Park Unified
• NCES district ID: 0609940
• Math proficiency: 24% ▼ -6.00%
• Reading proficiency: 61% ▲ 15.00%
• Median HH income: $60,499
• Composite: 37.42/100
• National rank: #4420
• State rank: #205 of 517 in CA

Livability — Rohnert Park

• Score: 75/100
• State rank: #116
• US rank: #4166

Category grades

Amenities C+ Commute A+ Cost of living F Crime B Employment A+ Housing B Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rohnert Park, CA
• County: Sonoma County · 449,805 people
• City population: 46,829
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 46,829
• Household income: $99,280
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2507.0

Population outlook (Sonoma County) Hauer SSP2

• Today (2025): 539,935 people
• By 2030: 554,870 · +2.8%
• By 2040: 573,262 · +6.2%
• By 2050: 580,715 · +7.6%
• By 2075: 579,229 · +7.3%
• By 2100: 547,835 · +1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 33% Two or more races 19% Asian 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 5% Slovak 3% Romanian 2%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 72% English-only · Spanish 20% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Sonoma

• 2024 margin: Solid D (+46.2) · D 71.4% · R 25.2% · Other 3.3%
• 2008→2024 swing: -3.4pp toward R · 2008: 49.6pp · 2024: 46.2pp
• All cycles: 2024: D+46.2 2020: D+51.5 2016: D+47.9 2012: D+44.9 2008: D+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -628.14%
• Current HPI: 259.9121
• Rent YoY: ▲ 2.69%
• Metro: Santa Rosa-Petaluma, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

1 event — show timeline

• 2026-06-08 Listed $15,100,000 San Francisco MLS

Property tax history

+1.6%/yr

Latest (2025): $55,805 · +4.0% YoY. Source: county tax records.