Duplex With Attached
For Sale
$899,000
2716 Amora Circle, Santa Rosa, CA 95407
MULTI_FAMILY - Santa Rosa, CA
Property Size2,482 SF
Lot Size0.11 Acres
Price / SF$362.21
Days on Market11
Property Features for 2716 Amora Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bathroom 1, Bedroom 3, Bathroom 5, Bathroom 3, Bedroom 2, Bedroom 4, Bathroom 4, Bathroom 2, Bedroom 1
Parking
6
Lot features
Auto Sprinkler F& R, Curb(s), Landscape Back, Landscape Front, Sidewalk
Directions
Turn Right on Gable Street, then you'll be on Amora Circle.
Subdivision
Santa Rosa-Southwest
Standard status
Active
APN
134430076000
Size
2,482 SF
Lot size
0.11 Acres
Taxes and HOA fees
HOA Fee
$91 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
covered front porch
solar power system
concrete patio
landscaping
Building Details
Year built
2024
Number of units
2
Listing Agency:
Stone Real Estate
(707) 836-3445
Listed By:
Mike Stone
(707) 836-3445
Added: Jul 30
Changed: Aug 6
Last Checked: Aug 9 at 12:06AM
MLS# 326064344
Copyright © 2026 Bay Area Real Estate Information Services, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Completed in 2024, this 2,482-square-foot duplex property combines a four-bedroom, 3.5-bath primary residence with a permitted studio ADU above the garage. The main home offers an open great-room and dining layout, an island kitchen with stainless steel appliances and tile backsplash, and a main-level bedroom with a full bath. The primary suite includes a soaking tub, separate shower, dual-sink vanity, and walk-in closet. The 502-square-foot ADU has a private entrance, full kitchen, full bathroom, and stacked washer and dryer.
The corner-lot property includes a covered front porch, concrete rear patio, landscaping, and off-street parking for four cars. Parking consists of a two-car garage and two open spaces. Interior improvements include luxury vinyl plank flooring, quartz bathroom countertops, upgraded shower finishes, glass shower doors, Hunter Douglas blinds, Berber carpeting, and upgraded lighting. A paid-for solar system with 12 panels serves the property, which also has central heating and cooling, public water, and public sewer.
The corner-lot property includes a covered front porch, concrete rear patio, landscaping, and off-street parking for four cars. Parking consists of a two-car garage and two open spaces. Interior improvements include luxury vinyl plank flooring, quartz bathroom countertops, upgraded shower finishes, glass shower doors, Hunter Douglas blinds, Berber carpeting, and upgraded lighting. A paid-for solar system with 12 panels serves the property, which also has central heating and cooling, public water, and public sewer.
Key Highlights
- 2024 construction with 2,482 square feet of property size
- Permitted 502‑square‑foot studio ADU above the garage
- Four‑bedroom, 3.5‑bath main residence with main‑level bedroom and full bath
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
$48,270
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
5.37%
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%
$965,400
$965.4K
Cap Rate 7%
$689,571
$689.6K
Cap Rate 9%
$536,333
$536.3K
Market Conditions
NOI Build-Up for 2,482 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
$73.0K $29.40/SF
− Vacancy
−$4.0K −$1.62/SF
EGI
$69.0K $27.78/SF
− OpEx
−$20.7K −$8.33/SF
NOI
$48.3K $19.45/SF
Area
Santa Rosa, CA
Vacancy
5.50%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
30.00%
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%
$965,400
Cap Rate 7%
$689,571
Cap Rate 9%
$536,333
Alternative Uses
Best Use
Multifamily LT 5
$689.6K
$603.4K – $804.5K
NOI $48,270 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$619.3K
$541.9K – $722.6K
NOI $43,354 @ 7.0% cap · market cap 4.82%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
100
Businesses Nearby
Explore this area
Business Placement
Demographics for 95407, CA
42,504
Population
13,371
Households
3.2
Avg Household Size
34
Median Age
17%
College-Educated
73%
High-School Grad
21.6 sq mi
ZIP Area
1,968
Density / Sq Mi
$82,807
Median Household Income
$40,907
Median Earnings
$1,822
Median Rent
$603,300
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?
Duplex - Newly built residence pairs an upgraded four-bedroom home with a separately entered studio accessory dwelling unit.
Where is this duplex located?
The property is located at 2716 Amora Circle Santa Rosa, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 2024 construction with 2,482 square feet of property size; Permitted 502‑square‑foot studio ADU above the garage; Four‑bedroom, 3.5‑bath main residence with main‑level bedroom and full bath
