Triplex with Fenced
For Sale
$849,000
487 Hearn Ave, Santa Rosa, CA 95407
Residential Income, Santa Rosa, CA
Property Size1,989 SF
Lot Size0.22 Acres
Price / SF$426.85
Days on Market455
Property Features for 487 Hearn Ave
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
6
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 2, Bedroom 5, Bedroom 4, Bedroom 3, Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 4, Bedroom 6, Bedroom 2, Bathroom 5
Fencing
Fenced
Lot features
Rectangular Lot
Directions
Hearn.
Subdivision
Listing
Standard status
Active
APN
043053058000
Size
1,989 SF
Lot size
0.22 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Building Details
Year built
1973
Number of units
3
Flooring type
Carpet - Partial
Building materials
Siding - Stucco
Roof type
Composition
Listing Agency:
United Brokers Real Estate
(866) 369-8273
Listed By:
An Chi Ly · License #01374021
(510) 517-3015
Added: Jun 18, 2025
Changed: Sep 13
Last Checked: Sep 15 at 9:06AM
MLS# 41101848
Copyright © 2026 Bay East. 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.
Built in 1973, this 1,989-square-foot triplex contains three separate residences: a three-bedroom, two-bath unit; a two-bedroom, two-bath unit; and a one-bedroom, one-bath unit. The two end residences each include a privately enclosed yard. Property improvements include siding, a membrane roof, dual-pane windows, and fencing, with low-maintenance landscaping complementing the site.
The 0.2227-acre parcel is accessed by a private driveway and includes three covered parking spaces plus three uncovered spaces. Public water and public sewer serve the property. Existing occupants have remained in place for years, providing an established rental profile for an owner-user or multifamily buyer.
The 0.2227-acre parcel is accessed by a private driveway and includes three covered parking spaces plus three uncovered spaces. Public water and public sewer serve the property. Existing occupants have remained in place for years, providing an established rental profile for an owner-user or multifamily buyer.
Key Highlights
- Three‑unit configuration with 3 bed/2 bath, 2 bed/2 bath, and 1 bed/1 bath residences
- 1,989 square feet on a 0.2227‑acre parcel
- Private fenced yards serve both end units
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
$38,682
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
4.56%
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%
$773,640
$773.6K
Cap Rate 7%
$552,600
$552.6K
Cap Rate 9%
$429,800
$429.8K
Market Conditions
NOI Build-Up for 1,989 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
$58.5K $29.40/SF
− Vacancy
−$3.2K −$1.62/SF
EGI
$55.3K $27.78/SF
− OpEx
−$16.6K −$8.33/SF
NOI
$38.7K $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%
$773,640
Cap Rate 7%
$552,600
Cap Rate 9%
$429,800
Alternative Uses
Best Use
Multifamily LT 5
$552.6K
$483.5K – $644.7K
NOI $38,682 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$496.3K
$434.3K – $579.0K
NOI $34,742 @ 7.0% cap · market cap 4.09%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
648
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Three-unit residential property with varied floor plans, covered parking, and public utilities in a private driveway setting.
Where is this triplex located?
The property is located at 487 Hearn Ave Santa Rosa, CA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Three‑unit configuration with 3 bed/2 bath, 2 bed/2 bath, and 1 bed/1 bath residences; 1,989 square feet on a 0.2227‑acre parcel; Private fenced yards serve both end units
