705 Tupper St · Santa Rosa, CA 95404

$675,000

5 bd · 3.0 ba · 2,436 sqft · MultiFamily public records · 599 Days on market

Built 1920 6,251 sqft lot Est $1023k · 34% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• 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

This 1920s triplex offers a rare opportunity just minutes from downtown Santa Rosa. The property consists of two units within the main building, plus a cute detached cottage, providing flexible living and income options. The detached cottage has been owner-occupied for many years, offering privacy and charm, and may be ideal for extended family, guests, or additional rental income. The property would benefit from extensive updates to achieve full market rents, presenting a clear value-add opportunity. With below-market rents, this triplex is well suited for investors or owner-occupants seeking long-term upside. Its location near downtown Santa Rosa provides convenient access to restaurants,

Key facts

• 1920s duplex
• Separate adu
• 6,251 sq ft lot

Tags

• 1920S DUPLEX
• SEPARATE ADU

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 3 total parking spaces; Detached carport
• Utilities: Public sewer
• Home design: Residential income property; Triplex
• Exterior features: Lot features: Other

Interior

• Kitchen: Electric range
• Bedrooms: One 2-bedroom unit; Two 2-bedroom units; One 1-bedroom unit
• Flooring: Carpet; Linoleum
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Wall furnace heating; No cooling
• Interior features: Free-standing electric range; Gas water heater; No basement
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $675k).
• Recommended offer: $594k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: schools C-, 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.
• Market conditions: Rents rising (+1.1%/yr); 248 active listings in the ZIP; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• At $9,968/mo this rent would consume 113% 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 $5k of loan paydown is wiped out by about $20k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $189k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 599 days — a 12% lower offer ($594k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $379k; list at $675k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $594,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 599 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.48% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.36%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $1,023,120
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
838 Wheeler St	0.23mi	6/4.0 (+1)	2,484 (+2%)	4mo	$1,050,000	$423	74
710 - 712 Rae St	0.03mi	4/3.0 (-1)	2,240 (-8%)	14mo	$800,000	$357	68
502 - 506 Sebastopol Ave	0.33mi	6/3.0 (+1)	2,459 (+1%)	19mo	$730,000	$297	62
525 A St	0.66mi	4/4.0 (-1)	2,465 (+1%)	12mo	$880,000	$357	48
900 Sonoma Ave	0.30mi	4/2.0 (-1)	2,260 (-7%)	21mo	$950,000	$420	48
748 Morgan St	0.71mi	4/4.0 (-1)	2,320 (-5%)	14mo	$1,100,000	$474	38

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: 13.1%
• Equity multiple: 1.51×
• Total profit: $96,207
• Equity at exit: $100,645

10-year hold

• IRR: 20.5%
• Equity multiple: 2.58×
• Total profit: $298,596
• Equity at exit: $58,362

Cash invested: $189,000 (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 95404

• Rents YoY: 1.1%
• Active inventory: 248
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $9,968 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$532 /mo · $6,378/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,093
• Net cashflow: $3,522

Break-even live

Break-even rent $5,510

Max offer price $675,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,904	-5% $3,713	+0% $3,522	+5% $3,331	+10% $3,140
Rent	-10% $2,735	-5% $3,128	+0% $3,522	+5% $3,916	+10% $4,310
Rate	-1.0pp $3,862	-0.5pp $3,694	base $3,522	+0.5pp $3,347	+1.0pp $3,169

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$9,969
Total (3 units)			$9,968

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   status $675,000 Active 599 DOM
2. 2026-06-18
   days on market $675,000 Contingent (No Show) 599 DOM
3. 2026-06-17
   days on market $675,000 Contingent (No Show) 598 DOM
4. 2026-06-16
   days on market $675,000 Contingent (No Show) 597 DOM
5. 2026-06-15
   days on market $675,000 Contingent (No Show) 596 DOM
6. 2026-06-14
   days on market $675,000 Contingent (No Show) 594 DOM
7. 2026-06-13
   days on market $675,000 Contingent (No Show) 593 DOM
8. 2026-06-10
   days on market $675,000 Contingent (No Show) 591 DOM
9. 2026-06-09
   days on market $675,000 Contingent (No Show) 590 DOM
10. 2026-06-08
    days on market $675,000 Contingent (No Show) 589 DOM
11. 2026-06-07
    statusdays on market $675,000 Contingent (No Show) 588 DOM
12. 2026-06-05
    days on market $675,000 Active 585 DOM
13. 2026-06-03
    days on market $675,000 Active 584 DOM
14. 2026-06-02
    days on market $675,000 Active 583 DOM
15. 2026-06-01
    days on market $675,000 Active 582 DOM
16. 2026-05-31
    days on market $675,000 Active 581 DOM
17. 2026-05-30
    days on market $675,000 Active 580 DOM
18. 2026-05-08
    price $675,000
19. 2026-02-12
    price $700,000
20. 2025-12-30
    price $750,000
21. 2025-11-18
    price $777,000
22. 2025-10-30
    price $785,000
23. 2025-07-31
    price $795,000
24. 2025-06-27
    price $830,000
25. 2025-05-17
    price $849,000
26. 2025-04-15
    price $875,000
27. 2025-01-14
    price $899,000
28. 2024-12-05
    price $950,000
29. 2024-10-27
    listed $989,000 Active
30. 2001-07-03
    soldstatus $379,000

ⓘ 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: $6,378 · $532/mo
• Projected year-2 tax: $6,378 · $532/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $119,616
• − Mortgage interest: −$37,810
• − Property taxes: −$6,378
• − Insurance: −$3,375
• − Repairs & maintenance: −$9,569
• − Management: −$9,569
• − Depreciation: −$19,636
• Taxable income: $33,277
• Est. tax owed @ 24.0%: −$7,987
• After-tax cash flow: $34,280/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

+78.1% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $675,000 BAREIS
• 2026-02-12 Price Changed $700,000 BAREIS
• 2025-12-30 Price Changed $750,000 BAREIS
• 2025-11-18 Price Changed $777,000 BAREIS
• 2025-10-30 Price Changed $785,000 BAREIS
• 2025-07-31 Price Changed $795,000 BAREIS
• 2025-06-27 Price Changed $830,000 BAREIS
• 2025-05-17 Price Changed $849,000 BAREIS
• 2025-04-15 Price Changed $875,000 BAREIS
• 2025-01-14 Price Changed $899,000 BAREIS
• 2024-12-05 Price Changed $950,000 BAREIS
• 2024-10-27 Listed $989,000 BAREIS
• 2001-07-03 Sold (Public Records) $379,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $6,378 · +1.6% YoY. Source: county tax records.