Real Estate Investing in Santa Rosa, California (95409)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 95409 (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 (1.1% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Santa Rosa, CA (95409)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 95409 Santa Rosa
ZIP 95409 in Santa Rosa, CA carries a notable set of headwinds. Home values near $779K and rents of $2,703/mo sit inside a market where underwriting has to be tight.
Stepping back, the numbers look inviting — $779K purchase price, 0.0% nominal cap — the work to hit that pro forma in 95409 is substantial and deserves full respect.
In practical terms, 95409 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.
Resident income in 95409 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 95409 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Santa Rosa:
Property Strategy for 95409
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $414,155 | $2,470 | 4.3% | +1.0% | $414,155 |
| 2BR | $634,862 | $3,240 | 3.7% | +2.1% | $317,431 |
| 3BR | $793,683 | $4,450 | 4.0% | +2.6% | $264,561 |
| 4BR | $944,212 | $4,750 | 3.6% | +3.3% | $236,053 |
| 5BR | $1,194,905 | — | — | +3.8% | $238,981 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 95409 Compare?
| Metric | 95409 | Santa Rosa | Santa Rosa-Petaluma, CA | California |
|---|---|---|---|---|
| Home Value | $779,210 | $724,131 | N/A | $761,003 |
| 5-Year CAGR | 1.1% | 1.2% | N/A | 5.7% |
| Avg Rent | $2,703 | $2,642 | N/A | - |
| Cap Rate | 2.7% | 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 95409 (Santa Rosa, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 95409 (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 | $779,210 |
| Monthly Rent | $2,703 |
| Price-to-Rent | 24.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | 0.0% ▼ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +2.5% ▲ |
🏠 Rent Trends
| 1-Year | -5.2% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 95409
Population: 25,960
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 95409
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
Can owner-occupants cash flow in Santa Rosa, CA?
Santa Rosa, CA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $779K price point reasonable to enter.
Should investors worry about vacancy in Santa Rosa, CA?
Santa Rosa, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
What is the investability score for Santa Rosa, CA?
Yes - Santa Rosa, CA a 2.0/5 investability score. With $779K home prices against $2,703/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Santa Rosa, CA good for landlords?
For rental operators, Santa Rosa, CA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
What kind of tenants rent in Santa Rosa, CA?
Santa Rosa, CA offers a consistent renter base at the $2,703/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 95409 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 95409 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 95409 ranks in Santa Rosa-Petaluma, CA
Every ZIP in this metro, ranked. Free.
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