Single-Level
New
For Sale
$795,000
909-917 Hendley Street, Santa Rosa, CA 95404
Residential Income, Santa Rosa, CA
Property Size2,300 SF
Lot Size0.30 Acres
Price / SF$345.65
Days on Market1
Property Features for 909-917 Hendley Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 2, Bedroom 6, Bedroom 3, Bedroom 5, Bedroom 8, Bathroom 1, Bedroom 1, Bedroom 7, Bathroom 3, Bedroom 4
Parking
4
Parking features
Open, Carport
Appliances
Free-Standing Gas Range, Free-Standing Refrigerator
Lot features
Shape Regular
Directions
Bennett Valley to S. E Street to Hendley
Subdivision
Santa Rosa-Southeast
Standard status
Active
APN
009316023000
Size
2,300 SF
Lot size
0.30 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Wall Furnace
Water source
Public
Building Details
Year built
1949
Floors in Building
1
Number of units
4
Flooring type
Vinyl, Carpet
Building materials
Lap Siding, Wood
Roof type
Shingle
Architectural style
Other
Listing Agency:
Corcoran Icon Properties
(415) 266-3100
Listed By:
David Kerr · License #1256761
(707) 933-7020
Added: Sep 18
Last Checked: Sep 18 at 10:06PM
MLS# 326080212
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.
This single-level quadplex comprises two separate duplex buildings on one parcel, with 2,300 square feet of property size and a 0.3025-acre lot. Each unit includes a covered carport space, while additional open parking is provided in the parking lot. The property was built in 1949 and features lap siding, wood construction, shingle roofing, vinyl and carpet flooring, natural-gas wall furnaces, free-standing gas ranges, and free-standing refrigerators.
Located in Santa Rosa, the property is served by public water and public sewer, with cable available. Its four-unit configuration and separate duplex layout provide a defined residential income property format.
Located in Santa Rosa, the property is served by public water and public sewer, with cable available. Its four-unit configuration and separate duplex layout provide a defined residential income property format.
Key Highlights
- Four‑unit property arranged as two separate duplex buildings
- 2,300 square feet on a 0.3025‑acre parcel
- Covered carport space for each unit
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
$44,731
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
5.63%
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%
$894,620
$894.6K
Cap Rate 7%
$639,014
$639.0K
Cap Rate 9%
$497,011
$497.0K
Market Conditions
NOI Build-Up for 2,300 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
$67.6K $29.40/SF
− Vacancy
−$3.7K −$1.62/SF
EGI
$63.9K $27.78/SF
− OpEx
−$19.2K −$8.33/SF
NOI
$44.7K $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%
$894,620
Cap Rate 7%
$639,014
Cap Rate 9%
$497,011
Alternative Uses
Best Use
Multifamily LT 5
$639.0K
$559.1K – $745.5K
NOI $44,731 @ 7.0% cap · market cap 5.63%
Second Best
Apartment 5plus
$573.9K
$502.2K – $669.6K
NOI $40,175 @ 7.0% cap · market cap 5.05%
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
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,027
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Two duplex structures share one parcel with covered carport parking and additional open parking.
Where is this quadplex located?
The property is located at 909-917 Hendley Street Santa Rosa, CA.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Four‑unit property arranged as two separate duplex buildings; 2,300 square feet on a 0.3025‑acre parcel; Covered carport space for each unit
