625 Humboldt St · Santa Rosa, CA 95404

$995,000

16 bd · 16.0 ba · 2,646 sqft · MultiFamily · 9 Days on market

Built 1936 4,199 sqft lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• 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: 4 units. confirmed

Listing remarks

625 Humboldt Street is a beautiful, well-maintained craftsman fourplex that has been owned by the same family for three generations. The building showcases gorgeous, original hardwood floors and retains many period details, like classic craftsman trim and a grand front door with embedded glass panes. The units consist of (one) studio, (two) one-bedroom units, and (one) two-bedroom unit. There is a basement with tenant storage and leased laundry machines that allow tenants to pay using an app on their phone. The basement also showcases the building's solid construction - the framing appears to be old growth redwood and a substantial concrete foundation was added in the 1950's when the buildi

Key facts

• Grand front door
• Old growth redwood
• Updated plumbing

Tags

• ORIGINAL HARDWOOD FLOORS
• CLASSIC CRAFTSMAN TRIM
• GRAND FRONT DOOR
• OLD GROWTH REDWOOD
• NEW ELECTRICAL MAIN PANEL
• UPDATED PLUMBING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public sewer
• Home design: Residential income property (quadruplex); Four-unit apartment building
• Construction: Storage area basement
• Exterior features: Front landscaping; Sidewalk

Interior

• Bedrooms: Two 1-bedroom apartments; One 2-bedroom apartment; One studio apartment
• Bathrooms: Three units with one full bathroom each; One unit with one full bathroom (studio/building totals indicate each unit has at least one full bath)
• Heating & cooling: Baseboard heating; Heating varies by unit; Ceiling fans for cooling
• Interior features: Ceiling fans; Storage area in basement; Two-story building
• Laundry & utility: Coin-operated laundry in common area; Washer/dryer leased

What this means for you Summary

Snapshot

• This is a 3×1bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive. Per door: $194/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 $836k (16.0% below list).
• Recommended offer: $836k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 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); 250 active listings in the ZIP; solid renter incomes; 1,039 units permitted in Sonoma County in 2024 (185 in 5+ unit buildings).
• At $8,361/mo this rent would consume 95% 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 $7k of loan paydown is wiped out by about $30k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $995k implies a 1558% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $836,100 (16.0% 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 1936 — 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. 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?
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: 0.84% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.1% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-128,004
• Equity at exit: $148,358

10-year hold

• IRR: -6.8%
• Equity multiple: 0.60×
• Total profit: $-111,874
• Equity at exit: $86,029

Cash invested: $278,600 (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: 41.0×

Monthly cashflow live

• Estimated rent: $8,361 high
• Mortgage (P&I): −$5,218
• Tax from tax record: −$197 /mo · $2,359/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,756
• Net cashflow: $776

Break-even live

Break-even rent $7,379

Max offer price $995,000

Occupancy floor 86%

Sensitivity live

Price	-10% $1,339	-5% $1,058	+0% $776	+5% $495	+10% $213
Rent	-10% $116	-5% $446	+0% $776	+5% $1,106	+10% $1,437
Rate	-1.0pp $1,277	-0.5pp $1,029	base $776	+0.5pp $518	+1.0pp $256

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$6,063
1× unit	2	1	$2,298
Total (4 units)			$8,361

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $995,000 Active 9 DOM
2. 2026-06-18
   days on market $995,000 Active 6 DOM
3. 2026-06-17
   days on market $995,000 Active 5 DOM
4. 2026-06-16
   days on market $995,000 Active 4 DOM
5. 2026-06-15
   days on market $995,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $995,000 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: $2,359 · $197/mo
• Projected year-2 tax: $7,562 · $630/mo
• Expected delta: +$5,203/yr (+$434/mo · 220.6%)

ⓘ 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) · 47% 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: $100,332
• − Mortgage interest: −$55,735
• − Property taxes: −$2,359
• − Insurance: −$4,975
• − Repairs & maintenance: −$8,027
• − Management: −$8,027
• − Depreciation: −$28,945
• Taxable loss: −$7,736
• Est. tax savings @ 24.0%: +$1,857
• After-tax cash flow: $11,170/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

+1558.3% since first listed

2 events — show timeline

• 2026-05-18 Listed $995,000 BAREIS
• 1986-12-10 Sold (Public Records) $60,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,359 · +1.5% YoY. Source: county tax records.