20-Unit Apartment
For Sale
$5,250,000
1109 Evans Drive Santa, Santa Rosa, CA 95405
Twenty approximately 600 SF one-bedroom, one-bath units in five four-plex buildings on a single parcel.
Property Size12,000 SF
Price / SF$437.50
Days on Market190
Property Features for 1109 Evans Drive Santa
General Information
Standard status
Active
Size
12,000 SF
Total Parking Spaces
14
Property subtype
Multi-Family
Additional Details
Cap Rate
5.1%
Multifamily Units
20
Amenities
Baseboard
Composition, Shingle
Building Details
Year Built
1962
Tenancy
Multi
Listing Agency:
Navigate Real Estate
Listed By:
Denise Kilker · License #01939014
(707) 695-6172
Source:
Kw
Added: Feb 26
Changed: Sep 4
Last Checked: Sep 3 at 5:10AM
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 Navigate Real Estate
Investment Insights
Based on property information with market context.
This 20-unit apartment complex consists of five four-plex buildings located on a single parcel. The units are approximately 600 square feet each and are configured as one-bedroom, one-bath townhome-style residences.
Recent improvements include newly painted interiors, newer roofs on all five buildings, and newly installed downspouts and gutters. Upgrades also include dual-pane window and sliding door replacements across the property, along with added glass tub/shower doors.
Parking includes 14-car carports plus ample on-street parking. The property is described as located in the Montgomery Village area of East Santa Rosa.
Recent improvements include newly painted interiors, newer roofs on all five buildings, and newly installed downspouts and gutters. Upgrades also include dual-pane window and sliding door replacements across the property, along with added glass tub/shower doors.
Parking includes 14-car carports plus ample on-street parking. The property is described as located in the Montgomery Village area of East Santa Rosa.
Key Highlights
- 20‑unit apartment complex in five four‑plex buildings on one parcel
- All units are approximately 600 SF 1‑bedroom, 1‑bath town homes
- Newer roofs on all five buildings
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
$209,608
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
3.99%
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%
$4,192,160
$4.2M
Cap Rate 7%
$2,994,400
$3.0M
Cap Rate 9%
$2,328,978
$2.3M
Market Conditions
NOI Build-Up for 12,000 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
$400.3K $33.36/SF
− Vacancy
−$19.2K −$1.60/SF
EGI
$381.1K $31.76/SF
− OpEx
−$171.5K −$14.29/SF
NOI
$209.6K $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%
$4,192,160
Cap Rate 7%
$2,994,400
Cap Rate 9%
$2,328,978
Alternative Uses
Best Use
Apartment 5plus
$2.99M
$2.62M – $3.49M
NOI $209,608 @ 7.0% cap · market cap 3.99%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$3.33M
$2.92M – $3.89M
NOI $233,377 @ 7.0% cap · market cap 4.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
640
Businesses Nearby
Explore this area
Business Placement
Demographics for 95405, CA
22,015
Population
9,664
Households
2.3
Avg Household Size
45
Median Age
47%
College-Educated
94%
High-School Grad
5.0 sq mi
ZIP Area
4,403
Density / Sq Mi
$117,931
Median Household Income
$60,009
Median Earnings
$2,315
Median Rent
$749,700
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 - Twenty approximately 600 SF one-bedroom, one-bath units in five four-plex buildings on a single parcel.
Where is this apartment building located?
The property is located at 1109 Evans Drive Santa Santa Rosa, CA.
What is the asking price?
The asking price for this property is $5,250,000.
What are key features of this property?
This property features: 20‑unit apartment complex in five four‑plex buildings on one parcel; All units are approximately 600 SF 1‑bedroom, 1‑bath town homes; Newer roofs on all five buildings
