Real Estate Investing in Santa Rosa, California (95405)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95405 (Santa Rosa, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
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 (1.5% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Santa Rosa, CA (95405)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95405 Santa Rosa
The 95405 ZIP in Santa Rosa, CA is a local-operator market. Outside capital chasing a $733K entry has to pair deep knowledge with the discount.
The investment case in 95405 is sturdy only for operators who understand what they are buying. A $733K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
From a cash-flow lens, 95405 offers a low basis, the region around Santa Rosa has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
From a cash-flow lens, 22,811 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 95405 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 95405
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $532,850 | $3,120 | 4.2% | +2.7% | $266,425 |
| 3BR | $710,833 | $4,290 | 4.3% | +2.7% | $236,944 |
| 4BR | $869,749 | $4,580 | 3.8% | +3.4% | $217,437 |
| 5BR | $1,058,745 | — | — | +3.3% | $211,749 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95405 Compare?
| Metric | 95405 | Santa Rosa | Santa Rosa-Petaluma, CA | California |
|---|---|---|---|---|
| Home Value | $733,488 | $724,131 | N/A | $761,003 |
| 5-Year CAGR | 1.5% | 1.2% | N/A | 5.7% |
| Avg Rent | $2,682 | $2,642 | N/A | - |
| Cap Rate | 2.9% | 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 95405 (Santa Rosa, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95405 (Santa Rosa, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $733,488 |
| Monthly Rent | $2,682 |
| Price-to-Rent | 22.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +3.2% ▲ |
🏠 Rent Trends
| 1-Year | +9.2% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +4.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 95405
Population: 22,811
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 95405
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Kawana Springs Elementary
John B. Riebli Elementary
Brook Hill Elementary
Hidden Valley Elementary
Proctor Terrace Elementary
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 real estate in Santa Rosa, CA a good investment right now?
Santa Rosa, CA scores 2.0/5 for investability. Home values sit at $733K and rents near $2,682/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What monthly rent should investors expect in Santa Rosa, CA?
Average rent in Santa Rosa, CA is approximately $2,682/mo per month. Against $733K home values that yields a reasonable rent-to-price ratio.
How deep is the rental pool in Santa Rosa, CA?
Expect a solid tenant pool in Santa Rosa, CA. The rental market absorbs $2,682/mo rents without meaningful friction.
Is Santa Rosa, CA good for house hacking?
The house hack math a challenging in Santa Rosa, CA. Owner-occupant buyers benefit from the $2,682/mo rents and $733K home values.
What real estate strategy is ideal for Santa Rosa, CA?
Santa Rosa, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($733K prices, $2,682/mo rents) make it a reasonable choice.
You know 95405 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95405 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 95405 ranks in Santa Rosa-Petaluma, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 95405 (Santa Rosa)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 95405 (Santa Rosa, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.