Victorian Residence in City
For Sale
Contact for pricing
Pending
432-434 8th St Santa Rosa CA 95401, Santa Rosa, CA 95401
Remodeled Victorian with flexible living spaces and investment potential.
Property Size2,208 SF
Days on Market318
Property Features for 432-434 8th St Santa Rosa CA 95401
General Information
Standard status
Pending
Size
2,208 SF
Class
A
Total Parking Spaces
4
Property subtype
Multifamily
Investment Type
Owner/User
Building Details
Buildings
1
Stories
1
Units
2
Listing Agency:
Sotheby's International Realty – Wine Country
Listed By:
Timothy Rangel · License #01280958
Source:
Crexi
Added: Oct 10, 2025
Changed: Aug 21
Last Checked: Aug 21 at 3:08PM
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 Sotheby's International Realty – Wine Country
Investment Insights
Based on property information with market context.
This award-winning heritage Victorian residence, located in the city center, has been remodeled from top to bottom, showcasing craftsmanship, architectural detail, and timeless charm. Designed for versatility, the property features an upper level with 3 bedrooms and 2 bathrooms, and a street-level living space with 1 bedroom and 1 bathroom, each with separate entrances to ensure privacy. This layout makes it suitable as a primary residence, for multi-generational living, or as an investment opportunity. A grand entrance leads into the foyer and open living and dining areas, which feature soaring ceilings, custom fixtures, and refined decor that highlight the home's distinguished character. The lower level provides flexible living space that can be used as a gym, office, or playroom. A tandem garage with a craftwork table and built-in storage adds functionality.
Key Highlights
- Award‑winning heritage Victorian in the city center.
- Remodeled from top to bottom with craftsmanship and architectural detail.
- Offers upper (3bd/2ba) and street level (1bd/1ba) living with separate entrances.
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
$42,941
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
4.29%
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%
$858,820
$858.8K
Cap Rate 7%
$613,443
$613.4K
Cap Rate 9%
$477,122
$477.1K
Market Conditions
NOI Build-Up for 2,208 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
$64.9K $29.40/SF
− Vacancy
−$3.6K −$1.62/SF
EGI
$61.3K $27.78/SF
− OpEx
−$18.4K −$8.33/SF
NOI
$42.9K $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%
$858,820
Cap Rate 7%
$613,443
Cap Rate 9%
$477,122
Alternative Uses
Best Use
Multifamily LT 5
$613.4K
$536.8K – $715.7K
NOI $42,941 @ 7.0% cap · market cap 4.29%
Second Best
Apartment 5plus
$551.0K
$482.1K – $642.8K
NOI $38,568 @ 7.0% cap · market cap 3.86%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,175
Businesses Nearby
Explore this area
Business Placement
Demographics for 95401, CA
37,272
Population
14,281
Households
2.6
Avg Household Size
38
Median Age
28%
College-Educated
80%
High-School Grad
20.9 sq mi
ZIP Area
1,783
Density / Sq Mi
$93,513
Median Household Income
$45,630
Median Earnings
$1,978
Median Rent
$628,900
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?
Duplex - Remodeled Victorian with flexible living spaces and investment potential.
Where is this duplex located?
The property is located at 432-434 8th St Santa Rosa CA 95401 Santa Rosa, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Award‑winning heritage Victorian in the city center.; Remodeled from top to bottom with craftsmanship and architectural detail.; Offers upper (3bd/2ba) and street level (1bd/1ba) living with separate entrances.
