Real Estate Investing in Santa Rosa, California (95404)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95404 (Santa Rosa, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 27.7 — hard to cash-flow at these prices.
What’s happening in Santa Rosa, CA (95404)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95404 Santa Rosa
The 95404 ZIP in Santa Rosa, CA is a local-operator market. Outside capital chasing a $817K entry has to pair deep knowledge with the discount.
On balance, the numbers look inviting — $817K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95404 is substantial and deserves full respect.
The gap between 95404 and stronger Santa Rosa ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 95404 includes headwinds that any investor should price in. Income distribution skews lower than Santa Rosa averages, and tenant stability requires active management.
The right play in 95404 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Santa Rosa:
Property Strategy for 95404
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $492,224 | $2,080 | 3.0% | +2.0% | $492,224 |
| 2BR | $606,860 | $2,730 | 3.2% | +2.1% | $303,430 |
| 3BR | $800,455 | $3,750 | 3.4% | +3.1% | $266,818 |
| 4BR | $1,054,156 | $4,000 | 2.7% | +3.3% | $263,539 |
| 5BR | $1,500,404 | — | — | +4.0% | $300,081 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95404 Compare?
| Metric | 95404 | Santa Rosa | Santa Rosa-Petaluma, CA | California |
|---|---|---|---|---|
| Home Value | $817,246 | $724,131 | N/A | $761,003 |
| 5-Year CAGR | 1.0% | 1.2% | N/A | 5.7% |
| Avg Rent | $2,456 | $2,642 | N/A | - |
| Cap Rate | 2.3% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 95404 (Santa Rosa, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95404 (Santa Rosa, CA)?
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Property managers serving Sonoma County
Manage rentals here? List your business →PURE Property Management of California aims to provide simple and satisfying rental experiences for all. summary from their website
Prestige Real Estate & Property Management offers Santa Rosa Property Management services. summary from their website
The Professional Property Management Association of San Francisco (PPMA) represents professional management of residential and commercial space in San Francisco. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $817,246 |
| Monthly Rent | $2,456 |
| Price-to-Rent | 27.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 3.4% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +3.2% ▲ |
🏠 Rent Trends
| 1-Year | -3.6% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +1.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 95404
Population: 37,317
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 95404
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Spring Lake Charter
Rincon Valley Partnership
Madrone Elementary
Manzanita Elementary Charter
Whited Elementary Charter
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 4,937 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Santa Rosa, CA a friendly market for rental owners?
Santa Rosa, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
How deep is the rental pool in Santa Rosa, CA?
Expect a solid tenant pool in Santa Rosa, CA. The rental market absorbs $2,456/mo rents without meaningful friction.
Where do home prices stand in Santa Rosa, CA?
Santa Rosa, CA home values average about $817K. That price point suits investors targeting rentals with $2,456/mo in monthly income.
What approach is best for Santa Rosa, CA real estate?
The best-fit strategy in Santa Rosa, CA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Santa Rosa, CA a good market for buy-and-hold investors?
Investors tracking Santa Rosa, CA will find a 2.0/5 rating supported by $817K median home values and $2,456/mo rents. That profile suits long-term holders targeting reliable returns.
You know 95404 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95404 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 95404 ranks in Santa Rosa-Petaluma, CA
Every ZIP in this metro, ranked. Free.
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