Extensively Renovated Santa Rosa
For Sale
$4,300,000
1015 A Street, Santa Rosa, CA 95404
14 renovated units plus retail in thriving Santa Rosa.
Property Size8,500 SF
Price / SF$505.88
Days on Market249
Property Features for 1015 A Street
General Information
Standard status
Active
Size
8,500 SF
Property subtype
Commercial
Amenities
Common Garage
Electric Heating
Flat/Low Pitch Roof
Building Details
Year Built
1936
Listing Agency:
JEFREY HENDERSON, BROKER
(408) 453-7461
Listed By:
JEFREY HENDERSON · License #01483399
Source:
Corcoran
Added: Dec 17, 2025
Changed: Aug 10
Last Checked: Aug 10 at 2:28PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of JEFREY HENDERSON, BROKER
Investment Insights
Based on property information with market context.
The Las Flores Apartments property features 14 extensively renovated units and a retail suite, situated in Santa Rosa, CA. Its location provides convenient access to Santa Rosa and the broader Bay Area via proximity to major transportation hubs like U.S. 101. The property is also located near downtown Santa Rosa's shopping, dining, and entertainment venues. The unit mix includes two-bedroom, one-bedroom, and studio units that have been extensively improved. The property size is 8500 square feet.
Key Highlights
- 14 extensively renovated units plus a retail suite.
- Convenient access to U.S. 101 for easy travel to Santa Rosa and the Bay Area.
- Close proximity to downtown Santa Rosa's shops, dining, and entertainment.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$148,472
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.45%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,969,440
$3.0M
Cap Rate 7%
$2,121,029
$2.1M
Cap Rate 9%
$1,649,689
$1.6M
Market Conditions
NOI Build-Up for 8,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$283.6K $33.36/SF
− Vacancy
−$13.6K −$1.60/SF
EGI
$269.9K $31.76/SF
− OpEx
−$121.5K −$14.29/SF
NOI
$148.5K $17.47/SF
Area
Santa Rosa, CA
Vacancy
4.80%
Lease Rate
$33.36 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,969,440
Cap Rate 7%
$2,121,029
Cap Rate 9%
$1,649,689
Alternative Uses
Best Use
Apartment 5plus
$2.12M
$1.86M – $2.47M
NOI $148,472 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$2.36M
$2.07M – $2.76M
NOI $165,309 @ 7.0% cap · market cap 3.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
909
Businesses Nearby
Explore this area
Business Placement
Demographics for 95404, CA
38,034
Population
16,850
Households
2.3
Avg Household Size
43
Median Age
45%
College-Educated
90%
High-School Grad
75.4 sq mi
ZIP Area
504
Density / Sq Mi
$102,802
Median Household Income
$57,388
Median Earnings
$1,890
Median Rent
$865,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - 14 renovated units plus retail in thriving Santa Rosa.
Where is this apartment building located?
The property is located at 1015 A Street Santa Rosa, CA.
What is the asking price?
The asking price for this property is $4,300,000.
What are key features of this property?
This property features: 14 extensively renovated units plus a retail suite.; Convenient access to U.S. 101 for easy travel to Santa Rosa and the Bay Area.; Close proximity to downtown Santa Rosa's shops, dining, and entertainment.
