2313 Heidi Pl · Santa Rosa, CA 95403

$1,199,000

8 bd · 4.0 ba · 3,266 sqft · MultiFamily public records · 60 Days on market

Built 1971 6,930 sqft lot Est $1277k · 6% under

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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 +25.3/30.0
• ARV discount +10.2/15.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• 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: 7 units. estimate disagrees with records

Listing remarks

Strategic Value-Add Opportunity | 2313 Heidi Place, Santa Rosa Investors and exchange buyers will find significant upside potential at 2313 Heidi Place, a fully occupied four-plex in Northwest Santa Rosa. This 3,266 sq. ft. building features four spacious 2-bedroom, 1-bathroom units split between two levels. While the property currently provides immediate cash flow, the units are in a non-updated state, offering a prime opportunity for a modern refresh to bring the interiors in line with today's market standards. Strategic updates will allow a new owner to optimize rental income and capture the building's full market potential. The ground floor also includes a shared coin-operated laundr

Key facts

• Smart train station
• 6,930 sq ft lot
• 6 parking spots

Tags

• FULLY OCCUPIED FOUR-PLEX
• LANDLORD STORAGE ROOM
• PROXIMITY TO HIGH-END GROCERS
• QUICK ACCESS TO HIGHWAY 101
• SMART TRAIN STATION

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached covered parking with capacity for 6 vehicles
• Security: Fire alarm
• Utilities: Public sewer
• Home design: Residential income property (quadruplex); Two stories
• Construction: Property condition varies by unit; fixer condition noted
• Exterior features: Lot includes other features

Interior

• Kitchen: No appliance details provided
• Bedrooms: Each unit has 2 bedrooms (units: four 2-bedroom apartments)
• Bathrooms: Each full unit bathroom: 1 (in three listed units; overall units include full baths)
• Heating & cooling: Wall furnace heating; Ceiling fans
• Interior features: Fire alarm; Two-story building
• Laundry & utility: Coin-operated laundry in common area

What this means for you Summary

Snapshot

• This is a 7 × 1-bed/?-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $388/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.20M).
• Recommended offer: $1.16M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); Hilliard Comstock Middle (434 students, 60% FRL); Piner High (1,361 students, 51% FRL) — zoned schools average 60% FRL vs 22% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 202 active listings in the ZIP; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• At $13,519/mo this rent would consume 165% of the median local household income ($98k/yr) (locally 1770% 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 $8k of loan paydown is wiped out by about $36k 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 60 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,163,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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 1971 — 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. 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: 1.13% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $1,277,006
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1080 Tijuana Ct	0.56mi	8/4.0	3,120 (-4%)	2mo	$1,220,000	$391	64

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 · 0.1% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-59,487
• Equity at exit: $178,775

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $22,711
• Equity at exit: $103,668

Cash invested: $335,720 (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 95403

• Rents YoY: 0.1%
• Active inventory: 202
• Price-to-rent: 51.7×

Monthly cashflow live

• Estimated rent: $13,519 medium
• Mortgage (P&I): −$6,288
• Tax from tax record: −$1,174 /mo · $14,092/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,839
• Net cashflow: $2,718

Break-even live

Break-even rent $10,078

Max offer price $1,199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $3,397	-5% $3,058	+0% $2,718	+5% $2,379	+10% $2,040
Rent	-10% $1,650	-5% $2,184	+0% $2,718	+5% $3,252	+10% $3,786
Rate	-1.0pp $3,322	-0.5pp $3,023	base $2,718	+0.5pp $2,408	+1.0pp $2,092

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	—	$13,517
Total (7 units)			$13,519

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $1,199,000 Active 60 DOM
2. 2026-06-18
   days on market $1,199,000 Active 57 DOM
3. 2026-06-17
   days on market $1,199,000 Active 56 DOM
4. 2026-06-16
   days on market $1,199,000 Active 55 DOM
5. 2026-06-15
   days on market $1,199,000 Active 54 DOM
6. 2026-06-14
   days on market $1,199,000 Active 52 DOM
7. 2026-06-13
   days on market $1,199,000 Active 51 DOM
8. 2026-06-10
   days on market $1,199,000 Active 49 DOM
9. 2026-06-09
   days on market $1,199,000 Active 48 DOM
10. 2026-06-08
    days on market $1,199,000 Active 47 DOM
11. 2026-06-07
    days on market $1,199,000 Active 46 DOM
12. 2026-06-05
    days on market $1,199,000 Active 43 DOM
13. 2026-06-03
    days on market $1,199,000 Active 42 DOM
14. 2026-06-03
    price $1,199,000 Active 41 DOM
15. 2026-06-02
    days on market $1,249,000 Active 41 DOM
16. 2026-06-01
    days on market $1,249,000 Active 40 DOM
17. 2026-05-31
    days on market $1,249,000 Active 39 DOM
18. 2026-05-30
    days on market $1,249,000 Active 38 DOM
19. 2026-04-22
    listed $1,249,000 Active
20. 2019-04-26
    soldstatus $1,100,000
21. 2007-03-15
    soldstatus $625,000
22. 2001-06-26
    soldstatus $510,000
23. 1993-03-29
    soldstatus $325,000
24. 1988-11-16
    soldstatus $262,500
25. 1988-11-16
    soldstatus $262,500
26. 1987-07-31
    soldstatus $228,000

ⓘ 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: $14,092 · $1,174/mo
• Projected year-2 tax: $14,092 · $1,174/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 21 unhealthy d/yr today · 21 by 30 yrs out

Taxation est. · year 1

• Rental income: $162,228
• − Mortgage interest: −$67,163
• − Property taxes: −$14,092
• − Insurance: −$5,995
• − Repairs & maintenance: −$12,978
• − Management: −$12,978
• − Depreciation: −$34,880
• Taxable income: $14,141
• Est. tax owed @ 24.0%: −$3,394
• After-tax cash flow: $29,226/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): 45,806
• Household income: $98,191
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1770.0

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 50% Hispanic / Latino 37% Two or more races 13% Asian 5% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Vietnam, South Korea
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 1% Vietnamese 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: ▼ -679.94%
• Current HPI: 254.3106
• Rent YoY: ▲ 0.10%
• 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

+447.8% since first listed

8 events — show timeline

• 2026-04-22 Listed $1,249,000 BAREIS
• 2019-04-26 Sold (Public Records) $1,100,000 Public Records
• 2007-03-15 Sold (Public Records) $625,000 Public Records
• 2001-06-26 Sold (Public Records) $510,000 Public Records
• 1993-03-29 Sold (Public Records) $325,000 Public Records
• 1988-11-16 Sold (Public Records) $262,500 Public Records
• 1988-11-16 Sold (Public Records) $262,500 Public Records
• 1987-07-31 Sold (Public Records) $228,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $14,092 · +1.5% YoY. Source: county tax records.