Single-Level Four-Unit
New
For Sale
$795,000
917 Hendley St, Santa Rosa, CA 95404
Two duplex structures provide four two-bedroom residences with individual covered parking and additional lot spaces.
Property Size2,300 SF
Days on Market3
Property Features for 917 Hendley St
General Information
Standard status
Active
Size
2,300 SF
Property subtype
Investment
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Building Details
Building Size
2,300 SF
Year Built
1949
Buildings
2
Stories
1
Units
4
Listing Agency:
Corcoran Icon Properties
Listed By:
David Kerr · License #1256761
(707) 933-7020
Source:
Elliman
Added: Sep 21
Last Checked: Sep 22 at 5:16PM
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 Corcoran Icon Properties
Investment Insights
Based on property information with market context.
Built in 1949, this single-level quadplex comprises two separate duplex buildings on one parcel. The property contains four residences, each configured with two bedrooms and one bathroom. Every unit has a dedicated covered carport space, while the shared parking area provides additional vehicle accommodation. The lot measures nearly one-third of an acre.
Located at 917 Hendley St in Santa Rosa, the property is near shopping, transportation, schools, and downtown. Walk Score is 11, Bike Score is 25, and Transit Score is 16, reflecting a setting that is car-dependent with limited transit access and some bikeability.
Located at 917 Hendley St in Santa Rosa, the property is near shopping, transportation, schools, and downtown. Walk Score is 11, Bike Score is 25, and Transit Score is 16, reflecting a setting that is car-dependent with limited transit access and some bikeability.
Key Highlights
- Four‑unit property with two bedrooms and one bathroom per residence
- Two separate duplex buildings situated on a single parcel
- Covered carport space assigned to 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
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
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 provide four two-bedroom residences with individual covered parking and additional lot spaces.
Where is this quadplex located?
The property is located at 917 Hendley St 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 with two bedrooms and one bathroom per residence; Two separate duplex buildings situated on a single parcel; Covered carport space assigned to each unit
