485 Sanchez Ct · Sonoma, CA 95476

$1,029,900

3 bd · 2.5 ba · 1,861 sqft · MultiFamily · 94 Days on market

Excellent condition $553/sqft · at area comps Est $1035k · at est. $277/mo HOA · 9% of rent ↓ 2% since listing

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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 +13.9/30.0
• ARV discount +7.7/15.0
• Condition / age +4.8/5.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Offering a thoughtful blend of space and style, Residence 4 is designed to enhance your everyday living experience. Residence 4 is a spacious single-family home offering 1,861 square feet of modern living designed to impress. This 3-bedroom, 2.5-bath home boasts a seamless flow between the great room, dining area, and a kitchen with a central island-perfect for meal prep, casual dining, and lively gatherings. Upstairs, the versatile loft provides an ideal space for a home office, playroom, or cozy lounge area. The primary suite serves as a private retreat, complete with an en-suite bathroom and a generous walk-in closet. Two additional bedrooms share a stylish full bath, ensuring comfort and privacy for family or guests. With an attached two-car garage and abundant storage throughout, Residence 4 perfectly combines style, space, and functionality to complement today's dynamic lifestyles. Please see the Agent for complete details.

Key facts

• Open concept living
• Private backyard
• 2 garage spots

Tags

• PRIVATE BACKYARD
• OPEN CONCEPT LIVING
• WALKING DISTANCE TO SAFEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $1.03M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $950k (7.7% below list).
• Recommended offer: $937k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 1.3% in Sonoma — 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 74/100 on livability (#146 in CA, #4,943 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, health & safety A+; Watch: commute F, cost of living F.
• Sonoma Valley Unified (town): math 27% / reading 42% proficiency, ranked #849 of 1,400 in CA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sassarini Elementary (251 students, 59% FRL); Altimira Middle (392 students, 53% FRL); Sonoma Valley High (1,127 students, 41% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents flat; 265 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• At $9,501/mo this rent would consume 108% of the median local household income ($105k/yr) (locally 1218% 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 $7k of loan paydown is wiped out by about $31k 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

• It's been on market 94 days — a 9% lower offer ($937k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $937,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.0

CMA / ARV

• ARV (median comp): $1,034,570
• List price: $1,029,900
• Delta: -0.45%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Church St	0.44mi	4/2.0 (+1)	1,692 (-9%)	5mo	$900,000	$532	53
625 - 631 Oregon St	0.13mi	4/4.0 (+1)	2,053 (+10%)	21mo	$1,032,850	$503	48
317 - 319 First St W	0.60mi	4/2.0 (+1)	1,764 (-5%)	20mo	$1,084,000	$615	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-180,152
• Equity at exit: $153,561

10-year hold

• IRR: -15.6%
• Equity multiple: 0.21×
• Total profit: $-227,611
• Equity at exit: $89,047

Cash invested: $288,372 (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 95476

• Rents YoY: 0.8%
• Active inventory: 265
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $9,501 medium
• Mortgage (P&I): −$5,401
• Tax est. 1.5%: −$1,287 /mo · $15,448/yr
• Insurance: −$429
• HOA: −$277
• Vacancy / Maint / Mgmt: −$1,995
• Net cashflow: $111

Break-even live

Break-even rent $9,360

Max offer price $1,029,900

Occupancy floor 94%

Sensitivity live

Price	-10% $823	-5% $467	+0% $111	+5% $-244	+10% $-600
Rent	-10% $-639	-5% $-264	+0% $111	+5% $487	+10% $862
Rate	-1.0pp $630	-0.5pp $373	base $111	+0.5pp $-155	+1.0pp $-427

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2.5	$9,501
Total (3 units)			$9,501

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: $257,475
• Closing costs: $30,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 W Spain St Sonoma, CA	2.0	2.5	1349	$3,525	$2.61	15d	1	0.19mi
751 Juniper Ct Sonoma, CA	2.0	2.0	1550	$3,900	$2.52	45d	1	0.21mi
340 Church St Sonoma, CA	3.0	2.5	1282	$3,750	$2.93	45d	1	0.32mi
21 Ramon St Sonoma, CA	2.0	2.0	1440	$2,250	$1.56	25d	1	0.70mi
19019 5th St W Sonoma, CA	3.0	2.0	1286	$3,400	$2.64	15d	1	0.71mi
208 Todd Ave Sonoma, CA	3.0	2.5	1384	$3,800	$2.75	15d	1	0.97mi
492 Chase St Sonoma, CA	3.0	2.0	1694	$4,750	$2.80	23d	1	1.16mi
417 Brazil St Sonoma, CA	3.0	2.0	1800	$4,750	$2.64	45d	1	1.23mi

HOA detail

• Monthly dues: $277 · $3,324/yr

Listing history 4 events

1. 2026-04-17
   price $1,029,900 943-char remark

   Show marketing remark (943 chars)

   Offering a thoughtful blend of space and style, Residence 4 is designed to enhance your everyday living experience. Residence 4 is a spacious single-family home offering 1,861 square feet of modern living designed to impress. This 3-bedroom, 2.5-bath home boasts a seamless flow between the great room, dining area, and a kitchen with a central island-perfect for meal prep, casual dining, and lively gatherings. Upstairs, the versatile loft provides an ideal space for a home office, playroom, or cozy lounge area. The primary suite serves as a private retreat, complete with an en-suite bathroom and a generous walk-in closet. Two additional bedrooms share a stylish full bath, ensuring comfort and privacy for family or guests. With an attached two-car garage and abundant storage throughout, Residence 4 perfectly combines style, space, and functionality to complement today's dynamic lifestyles. Please see the Agent for complete details.

2. 2026-04-16
   price $1,029,900 245-char remark

   Show marketing remark (245 chars)

   New Homes in Sonoma, walking distance to Safeway, Sonoma Market and Sonoma Plaza. Plan 4 offers a private backyard for entertaining, an open concept living/dining/kitchen downstairs, 3 beds and family loft upstairs, and an attached 2-car garage.

3. 2026-02-25
   listed $1,049,900 Active 943-char remark

   Show marketing remark (943 chars)

   Offering a thoughtful blend of space and style, Residence 4 is designed to enhance your everyday living experience. Residence 4 is a spacious single-family home offering 1,861 square feet of modern living designed to impress. This 3-bedroom, 2.5-bath home boasts a seamless flow between the great room, dining area, and a kitchen with a central island-perfect for meal prep, casual dining, and lively gatherings. Upstairs, the versatile loft provides an ideal space for a home office, playroom, or cozy lounge area. The primary suite serves as a private retreat, complete with an en-suite bathroom and a generous walk-in closet. Two additional bedrooms share a stylish full bath, ensuring comfort and privacy for family or guests. With an attached two-car garage and abundant storage throughout, Residence 4 perfectly combines style, space, and functionality to complement today's dynamic lifestyles. Please see the Agent for complete details.

4. 2026-02-24
   listed $1,049,900 Active 245-char remark

   Show marketing remark (245 chars)

   New Homes in Sonoma, walking distance to Safeway, Sonoma Market and Sonoma Plaza. Plan 4 offers a private backyard for entertaining, an open concept living/dining/kitchen downstairs, 3 beds and family loft upstairs, and an attached 2-car garage.

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

Taxation est. · year 1

• Rental income: $114,012
• − Mortgage interest: −$57,690
• − Property taxes: −$15,448
• − Insurance: −$5,150
• − Repairs & maintenance: −$9,121
• − Management: −$9,121
• − HOA: −$3,324
• − Depreciation: −$29,961
• Taxable loss: −$15,803
• Est. tax savings @ 24.0%: +$3,793
• After-tax cash flow: $5,129/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This multi-family home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for investors looking to increase its value through minor improvements.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior walls — Fresh paint can make the home look more inviting and increase its value.
• Both Landscaping and irrigation system — A well-maintained garden and irrigation system can increase the home's curb appeal and attract more potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior walls — Fresh paint can make the home look more inviting and increase its value. ↑
• Both Landscaping and irrigation system — A well-maintained garden and irrigation system can increase the home's curb appeal and attract more potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sonoma Valley Unified
• NCES district ID: 0637200
• Math proficiency: 27% ▼ -1.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $63,880
• Composite: 33.88/100
• National rank: #10355
• State rank: #849 of 1400 in CA

Livability — Sonoma

• Score: 74/100
• State rank: #146
• US rank: #4943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sonoma, CA
• County: Sonoma County · 449,805 people
• City population: 35,196
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 35,196
• Household income: $105,374
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1218.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 13% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Lithuanian 4% Portuguese 3%
• Foreign-born: 16% · Canada, Dominican Republic
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 1% Other Asian/Pacific 0%

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: ▼ -1116.03%
• Current HPI: 236.6408
• Rent YoY: ▲ 0.79%
• 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

-1.9% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $1,029,900 Zillow
• 2026-04-16 Price Changed $1,029,900 BAREIS
• 2026-02-25 Listed $1,049,900 Zillow
• 2026-02-24 Listed $1,049,900 BAREIS