618 Benton St · Santa Rosa, CA 95404

$895,000

4 bd · 3.0 ba · 1,632 sqft · MultiFamily public records · 29 Days on market

Built 1940 3,840 sqft lot Est $814k · 10% over

---

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 +12.7/30.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• ARV discount +3.0/15.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Prime investment opportunity with strong income in Santa Rosa JC area, close to shopping, transportation, and schools. Charming 1940's triplex consisting of s 2 bedroom 1 bath with garage and yard, 1 bedroom 1 bath with fireplace and yard, both have washer/dryer hookups, and upstairs private studio unit above garage. All of hardwood floors, dual pane windows, stoves and refrigerators. One owner is California Licensed Real Estate Broker.

Key facts

• Private studio unit
• Washer dryer hookups
• Santa rosa jc area

Tags

• SANTA ROSA JC AREA
• CLOSE TO SHOPPING
• PRIVATE STUDIO UNIT
• HARDWOOD FLOORS
• DUAL PANE WINDOWS
• WASHER DRYER HOOKUPS

Property features AI

Finance

• Other: Three total units (includes one studio); Unit 1 approximately 1,110 sq ft; Unit 2 approximately 548 sq ft
• HOA & community: No homeowners association

Exterior

• Parking: Street parking available; Attached garage with 1 garage space (total parking count: 1)
• Utilities: Public sewer
• Home design: Residential income property; Triplex
• Construction: Composition roof
• Exterior features: Composition roof; Lot is irregularly shaped

Interior

• Kitchen: Kitchens vary by unit
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 1 bedroom; One studio unit included (total units: 3)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Heating varies by unit; No central cooling
• Interior features: Laundry arrangements vary by unit; No basement
• Laundry & utility: Laundry varies by unit

What this means for you Summary

Snapshot

• This is a 2×3bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative. Per door: $-31/mo.
• To cash-flow at today's rent, offer at most $879k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $709k (20.8% below list).
• Recommended offer: $709k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% in Santa Rosa — 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 (#112 in CA, #3,940 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Santa Rosa High (urban): math 31% / reading 47% proficiency, ranked #703 of 1,400 in CA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Steele Lane Elementary (378 students, 69% FRL); Santa Rosa Middle (466 students, 53% FRL); Santa Rosa High (1,682 students, 39% FRL) — zoned schools average 54% FRL vs 22% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 250 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $7,086/mo this rent would consume 81% of the median local household income ($105k/yr) (locally 1663% 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 $6k of loan paydown is wiped out by about $27k 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 29 days — a 2% lower offer ($882k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $450k; list at $895k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $708,600 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $814,368
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 College Ave	0.34mi	3/2.0 (-1)	1,500 (-8%)	4mo	$749,000	$499	58
326 - 328 Carrillo St	0.34mi	4/2.0	1,764 (+8%)	12mo	$750,000	$425	57
130 - 130A 11th St	0.60mi	4/2.0	1,514 (-7%)	4mo	$777,777	$514	53
1816 Arbor Ave	0.71mi	3/3.0 (-1)	1,670 (+2%)	18mo	$872,580	$523	43
134 11th St	0.59mi	3/2.0 (-1)	1,485 (-9%)	17mo	$670,000	$451	34
134 11th St	0.59mi	3/2.0 (-1)	1,485 (-9%)	17mo	$670,000	$451	34

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 · 1.1% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-164,449
• Equity at exit: $133,447

10-year hold

• IRR: -15.7%
• Equity multiple: 0.19×
• Total profit: $-204,145
• Equity at exit: $77,383

Cash invested: $250,600 (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 95404

• Rents YoY: 1.1%
• Active inventory: 250
• Price-to-rent: 29.0×

Monthly cashflow live

• Estimated rent: $7,086 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$625 /mo · $7,496/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,488
• Net cashflow: $-93

Break-even live

Break-even rent $7,204

Max offer price $878,557

Occupancy floor 96%

Sensitivity live

Price	-10% $414	-5% $160	+0% $-93	+5% $-346	+10% $-600
Rent	-10% $-653	-5% $-373	+0% $-93	+5% $187	+10% $467
Rate	-1.0pp $358	-0.5pp $135	base $-93	+0.5pp $-325	+1.0pp $-561

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,140
1× unit	1	1	$1,946
Total (3 units)			$7,086

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
824 Spencer Ave Apt 2 Santa Rosa, CA	3.0	1.0	1100	$2,600	$2.36	23d	1	0.22mi
300 Brown St Santa Rosa, CA	3.0	1.5	1193	$3,200	$2.68	15d	1	0.91mi
901 Link Ln Santa Rosa, CA	3.0	1.0	1100	$2,645	$2.40	15d	1	1.12mi
1303 Hexem Ave Santa Rosa, CA	3.0	2.0	1529	$3,500	$2.29	23d	1	1.14mi
1470 Tammy Way Santa Rosa, CA	3.0	2.5	1200	$3,000	$2.50	15d	1	1.18mi
1217 Jennings Ave Santa Rosa, CA	3.0	2.0	1172	$3,250	$2.77	15d	1	1.23mi
1333 W Steele Ln Santa Rosa, CA	1.0–3.0	1.0–2.0	850	$3,000	$3.53	15d	4	1.25mi
1514 Lance Dr Santa Rosa, CA	3.0	2.5	1185	$3,150	$2.66	23d	1	1.26mi
2791 McBride Ln #118 Santa Rosa, CA	3.0	2.5	1400	$3,500	$2.50	15d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $895,000 Active 29 DOM
2. 2026-06-18
   days on market $895,000 Active 26 DOM
3. 2026-06-17
   days on market $895,000 Active 25 DOM
4. 2026-06-16
   days on market $895,000 Active 24 DOM
5. 2026-06-15
   days on market $895,000 Active 23 DOM
6. 2026-06-14
   days on market $895,000 Active 21 DOM
7. 2026-06-13
   days on market $895,000 Active 20 DOM
8. 2026-06-10
   days on market $895,000 Active 18 DOM
9. 2026-06-09
   days on market $895,000 Active 17 DOM
10. 2026-06-08
    days on market $895,000 Active 16 DOM
11. 2026-06-07
    days on market $895,000 Active 15 DOM
12. 2026-06-05
    days on market $895,000 Active 12 DOM
13. 2026-06-03
    days on market $895,000 Active 11 DOM
14. 2026-06-02
    days on market $895,000 Active 10 DOM
15. 2026-06-01
    days on market $895,000 Active 9 DOM
16. 2026-05-31
    days on market $895,000 Active 8 DOM
17. 2026-05-30
    days on market $895,000 Active 7 DOM
18. 2026-05-23
    listed $895,000 Active
19. 2003-01-17
    soldstatus $450,000
20. 2000-08-29
    soldstatus $330,000
21. 1994-05-20
    soldstatus $193,000
22. 1982-01-07
    soldstatus $125,000

ⓘ 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: $7,496 · $625/mo
• Projected year-2 tax: $7,496 · $625/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $85,032
• − Mortgage interest: −$50,134
• − Property taxes: −$7,496
• − Insurance: −$4,475
• − Repairs & maintenance: −$6,803
• − Management: −$6,803
• − Depreciation: −$26,036
• Taxable loss: −$16,714
• Est. tax savings @ 24.0%: +$4,011
• After-tax cash flow: $2,894/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: Santa Rosa High
• NCES district ID: 0635830
• Math proficiency: 31% —
• Reading proficiency: 47% —
• Median HH income: $62,000
• Composite: 37.25/100
• National rank: #8972
• State rank: #703 of 1400 in CA

Livability — Santa Rosa

• Score: 75/100
• State rank: #112
• US rank: #3940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Rosa, CA
• County: Sonoma County · 449,805 people
• City population: 210,074
• Metro: Santa Rosa-Petaluma, CA
• Population (ZIP): 37,011
• Household income: $105,437
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1663.0

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 25% Two or more races 13% Asian 7% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 4% Italian 4% Slovak 3%
• Foreign-born: 14% · Canada, China
• Languages at home: 76% English-only · Spanish 16% Other Asian/Pacific 2% Tagalog/Filipino 2%

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: ▼ -797.65%
• Current HPI: 244.7593
• Rent YoY: ▲ 1.10%
• 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

+616.0% since first listed

5 events — show timeline

• 2026-05-23 Listed $895,000 BAREIS
• 2003-01-17 Sold (Public Records) $450,000 Public Records
• 2000-08-29 Sold (Public Records) $330,000 Public Records
• 1994-05-20 Sold (Public Records) $193,000 Public Records
• 1982-01-07 Sold (Public Records) $125,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $7,496 · +1.5% YoY. Source: county tax records.