497 Sebastopol Ave · Santa Rosa, CA 95401

$1,075,000

6 bd · 4.0 ba · 2,944 sqft · MultiFamily public records · 14 Days on market

Built 1970 6,950 sqft lot Est $989k · 9% over

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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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• ARV discount +3.6/15.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Rare opportunity to purchase this turn-key fourplex in the heart of central Santa Rosa's South A Street Arts District. This well-maintained property consists of two 2-bedroom/1-bath units and two 1-bedroom/1-bath units, with three units occupied by cooperative, long-term tenants. Recently painted, the building offers excellent curb appeal with an attractive stucco exterior and low-maintenance landscaping. All four units were extensively updated between 2018-2019, with over $100,000 in improvements, including new kitchen cabinets, quartz countertops, stainless appliances, upgraded bathrooms, modern lighting, and refreshed interiors. Additional amenities include covered carports with access f

Key facts

• Extensively updated
• New kitchen cabinets
• Turn-key fourplex

Tags

• TURN-KEY FOURPLEX
• WELL-MAINTAINED PROPERTY
• ATTRACTIVE STUCCO EXTERIOR
• LOW-MAINTENANCE LANDSCAPING
• EXTENSIVELY UPDATED
• NEW KITCHEN CABINETS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Seven parking spaces; Covered and open parking
• Utilities: Public sewer
• Home design: Residential income property (quadruplex)
• Exterior features: Lot includes other features

Interior

• Kitchen: Dishwasher; Free standing electric range
• Bedrooms: Two 2-bedroom apartments; Two 1-bedroom apartments
• Bathrooms: Three units with 1 full bathroom (total count by unit: Unit1 — 1, Unit2 — 1, Unit4 — 1)
• Heating & cooling: Central heating; No cooling
• Interior features: Dishwasher; Free standing electric range; Coin-operated laundry in a common area; No basement
• Laundry & utility: Coin-operated laundry located in a common area

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $1.07M.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive. Per door: $25/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 $862k (19.8% below list).
• Recommended offer: $862k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 soft (-1.4%/yr); 78 active listings in the ZIP; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• At $8,620/mo this rent would consume 110% of the median local household income ($94k/yr) (locally 1525% 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 $32k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $382k; list at $1.07M implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $862,000 (19.8% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.80% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $989,184
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Goodman Ave	0.64mi	7/3.0 (+1)	2,672 (-9%)	22mo	$897,500	$336	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-193,381
• Equity at exit: $160,286

10-year hold

• IRR: -18.1%
• Equity multiple: 0.14×
• Total profit: $-259,061
• Equity at exit: $92,946

Cash invested: $301,000 (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 95401

• Rents YoY: -1.4%
• Active inventory: 78
• Price-to-rent: 38.5×

Monthly cashflow live

• Estimated rent: $8,620 high
• Mortgage (P&I): −$5,637
• Tax from tax record: −$558 /mo · $6,692/yr
• Insurance: −$448
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,810
• Net cashflow: $100

Break-even live

Break-even rent $8,493

Max offer price $1,075,000

Occupancy floor 94%

Sensitivity live

Price	-10% $709	-5% $405	+0% $100	+5% $-204	+10% $-508
Rent	-10% $-581	-5% $-240	+0% $100	+5% $441	+10% $781
Rate	-1.0pp $642	-0.5pp $374	base $100	+0.5pp $-178	+1.0pp $-462

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,652
▸ 2× units	1	1	$3,968
Total (4 units)			$8,620

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: $268,750
• Closing costs: $32,250
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $1,075,000 Active 14 DOM
2. 2026-06-17
   days on market $1,075,000 Active 13 DOM
3. 2026-06-16
   days on market $1,075,000 Active 12 DOM
4. 2026-06-15
   days on market $1,075,000 Active 11 DOM
5. 2026-06-14
   days on market $1,075,000 Active 9 DOM
6. 2026-06-13
   days on market $1,075,000 Active 8 DOM
7. 2026-06-10
   days on market $1,075,000 Active 6 DOM
8. 2026-06-09
   days on market $1,075,000 Active 5 DOM
9. 2026-06-08
   days on market $1,075,000 Active 4 DOM
10. 2026-06-07
    days on market $1,075,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $1,075,000 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: $6,692 · $558/mo
• Projected year-2 tax: $8,170 · $681/mo
• Expected delta: +$1,478/yr (+$123/mo · 22.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $103,440
• − Mortgage interest: −$60,217
• − Property taxes: −$6,692
• − Insurance: −$6,172
• − Repairs & maintenance: −$8,275
• − Management: −$8,275
• − Depreciation: −$31,273
• Taxable loss: −$17,465
• Est. tax savings @ 24.0%: +$4,192
• After-tax cash flow: $5,395/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): 36,861
• Household income: $93,615
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 1525.0

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 0.61)
• Race & ethnicity: White 46% Hispanic / Latino 41% Two or more races 16% Asian 6% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 24% · Canada, Vietnam, China
• Languages at home: 63% English-only · Spanish 32% Other Indo-European 2% Tagalog/Filipino 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: ▼ -855.56%
• Current HPI: 253.1061
• Rent YoY: ▼ -1.37%
• 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

+928.7% since first listed

8 events — show timeline

• 2026-06-04 Listed $1,075,000 BAREIS
• 2026-02-18 Pending — BAREIS
• 2026-01-23 Contingent — BAREIS
• 2025-12-01 Relisted — BAREIS
• 2025-11-11 Price Changed $1,075,000 BAREIS
• 2025-10-15 Listed $1,100,000 BAREIS
• 2000-08-11 Sold (Public Records) $381,500 Public Records
• 1993-02-26 Sold (Public Records) $104,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $6,692 · +1.5% YoY. Source: county tax records.