7488 Bridgit Dr · Rohnert Park, CA 94928

$1,730,000

12 bd · 8.0 ba · 5,792 sqft · MultiFamily public records · 16 Days on market

Built 1973 0.40 ac lot

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Why this score? — see what drove the C- 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• 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: 8 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

A well-maintained Rohnert Park investment with strong and experienced management already in place. Eight units across two buildings on a large . 4-acre lot, with a highly rentable mix of five 2bd/1ba and three 1 bd/1ba. All units are currently occupied at below-market rents, leaving room to grow income over time. Recent capital improvements include a new roof and new electrical panels, making this a well-maintained asset with the heavy lifting already complete. Covered carport parking for each unit along with on-site laundry adds to tenant appeal and generates additional income. Situated just off Hwy 101 between Cotati and Rohnert Park, less than five minutes from Sonoma State University. A

Key facts

• Large lot
• New roof
• On-site laundry

Tags

• LARGE LOT
• NEW ROOF
• NEW ELECTRICAL PANELS
• COVERED CARPORT PARKING
• ON-SITE LAUNDRY

Property features AI

Finance

• Financial info: 8-unit multi-family building (total units: 8)
• HOA & community: No homeowners association

Exterior

• Parking: Parking for 8 vehicles; Carport, covered parking, detached parking, and street parking available
• Utilities: Cable available and connected; Internet available; Natural gas connected; Public sewer
• Home design: Residential income property with five or more units; Two-story building
• Construction: Composition roof
• Exterior features: Enclosed patio; Regular-shaped lot

Interior

• Kitchen: Electric cook top; Free-standing refrigerator
• Bedrooms: Mix of 1- and 2-bedroom apartments (units include 1-bedroom and 2-bedroom layouts)
• Flooring: Carpet; Laminate; Other
• Bathrooms: Combination of full bathrooms across units
• Heating & cooling: Wall furnace heating; Window air conditioning units and other cooling
• Interior features: Windows with other/custom features; Enclosed patio
• Laundry & utility: Coin-operated laundry in common area; Washer/Dryer leased

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/1.0-bath units multifamily listed at $1.73M.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.73M).
• Recommended offer: $1.70M (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Zoned schools: John Reed Primary (378 students, 80% FRL); Technology Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 426 students, 68% FRL); Rancho Cotate High (math 12% / reading 57%, grade F, #618 of 1,170 statewide, top 56%, 1,611 students, 36% FRL) — zoned schools average 61% FRL vs 36% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Cotati-Rohnert Park Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.7%/yr); 100 active listings in the ZIP; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• At $17,608/mo this rent would consume 213% 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 $12k of loan paydown is wiped out by about $52k 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 16 days — a 2% lower offer ($1.70M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.
• Current owner paid $1.10M; list at $1.73M implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $1,704,050 (1.5% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 8.2

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-146,136
• Equity at exit: $257,949

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $30,606
• Equity at exit: $149,579

Cash invested: $484,400 (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: 100
• Price-to-rent: 65.5×

Monthly cashflow live

• Estimated rent: $17,608 high
• Mortgage (P&I): −$9,072
• Tax from tax record: −$1,926 /mo · $23,113/yr
• Insurance: −$721
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,698
• Net cashflow: $2,191

Break-even live

Break-even rent $14,834

Max offer price $1,730,000

Occupancy floor 83%

Sensitivity live

Price	-10% $3,170	-5% $2,681	+0% $2,191	+5% $1,701	+10% $1,212
Rent	-10% $800	-5% $1,496	+0% $2,191	+5% $2,887	+10% $3,582
Rate	-1.0pp $3,062	-0.5pp $2,631	base $2,191	+0.5pp $1,743	+1.0pp $1,287

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$17,608
Total (8 units)			$17,608

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: $432,500
• Closing costs: $51,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $1,730,000 Active 16 DOM
2. 2026-06-18
   days on market $1,730,000 Active 13 DOM
3. 2026-06-17
   days on market $1,730,000 Active 12 DOM
4. 2026-06-16
   days on market $1,730,000 Active 11 DOM
5. 2026-06-15
   days on market $1,730,000 Active 10 DOM
6. 2026-06-14
   days on market $1,730,000 Active 8 DOM
7. 2026-06-13
   days on market $1,730,000 Active 7 DOM
8. 2026-06-10
   days on market $1,730,000 Active 5 DOM
9. 2026-06-09
   days on market $1,730,000 Active 4 DOM
10. 2026-06-08
    days on market $1,730,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $1,730,000 Active 2 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: $23,113 · $1,926/mo
• Projected year-2 tax: $23,113 · $1,926/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) · 43% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $211,296
• − Mortgage interest: −$96,907
• − Property taxes: −$23,113
• − Insurance: −$8,650
• − Repairs & maintenance: −$16,904
• − Management: −$16,904
• − Depreciation: −$50,327
• Taxable loss: −$1,508
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $26,655/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

+264.2% since first listed

8 events — show timeline

• 2026-06-05 Listed $1,730,000 BAREIS
• 2023-10-28 Listed $2,350,000 BAREIS
• 2021-01-15 Delisted — BAREIS
• 2020-12-10 Price Changed $2,350,000 BAREIS
• 2020-08-20 Price Changed $2,585,000 BAREIS
• 2020-02-19 Listed $2,650,000 BAREIS
• 2006-10-16 Sold (Public Records) $1,100,000 Public Records
• 1998-03-25 Sold (Public Records) $475,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $23,113 · +2.5% YoY. Source: county tax records.