Santa Rosa flips tend to be mid-century ranch homes and older bungalows that have been owned by one family for decades. The work is usually systems and layout, not just paint: original electrical, galvanized plumbing, single-pane windows and closed-off kitchens that buyers coming up from Marin and the East Bay will not accept.
In short: LendingStreet funds fix and flip loans on 1-8 unit properties in Santa Rosa and across Sonoma County from $150,000 to $5M+, with up to 90% of cost (LTC) and up to 100% of the rehab budget on some programs. Loans are short-term and interest-only, can close in as little as 10 days, and exit by sale or by refinancing into a DSCR loan if you keep the property as a rental.
Long-held homes are the main source of inventory: estates, trust sales and owners who bought in the 1970s and 1980s. Montgomery Village, Bennett Valley, Rincon Valley and the West End have many ranch homes from the 1950s through the 1970s. The Junior College neighborhood and the area around McDonald Avenue have older homes where restoration adds value but costs more.
Roseland and southwest Santa Rosa offer lower purchase prices, and Rohnert Park, Cotati and Windsor have 1970s-90s tract homes with simpler scopes.
| Flip type | Where you find it | Typical scope |
|---|---|---|
| 1950s-70s ranch | Montgomery Village, Bennett Valley, West End | Electrical, plumbing, kitchen, open layout |
| Older bungalow | Junior College area, near downtown | Foundation, systems, restoration details |
| 1970s-90s tract home | Rohnert Park, Windsor, southwest Santa Rosa | Cosmetic update, windows, HVAC |
| Home with ADU potential | Larger lots citywide | Add a permitted ADU for value |
This example is illustrative and not a quote. An investor buys a 1960s ranch from an estate for $640,000 with a $125,000 rehab budget covering electrical, a new kitchen, two baths, windows and a fire-resistant roof. Comparable renovated homes support an after-repair value of $935,000.
The loan funds 100% of the rehab and about 88% of the purchase price, for $688,500 in total, which is 90% of total project cost and about 74% of after-repair value.
After estimated interest over 7 months, holding costs and buying and selling costs, the projected profit is about $52,554 on about $133,171 of the investor's own cash. Permit timing is the biggest variable on this budget.
| Line | Amount |
|---|---|
| Purchase price | $640,000 |
| Rehab budget | $125,000 |
| Total project cost | $765,000 |
| Loan: 100% of rehab plus 88% of purchase | $688,500 |
| Loan as a share of after-repair value | 74% |
| Estimated interest, 7 months on full balance | $42,171 |
| Taxes, insurance and utilities while holding | $4,900 |
| Buying costs (about 1.5%) | $9,600 |
| Selling costs (about 6.5%) | $60,775 |
| Estimated profit before income taxes | $52,554 |
| Approximate cash the investor puts in | $133,171 |
A large share of Santa Rosa's flip inventory comes from estates and trusts, often homes owned by the same family for 40 years or more. These sales can move quickly once a trustee or executor decides to sell as-is, and they reward buyers who can close fast without inspection or financing delays.
Before you close, confirm the trustee or executor has authority to sell, and check whether a probate sale needs court confirmation, which can add time and overbidding. Older homes from estates frequently have deferred maintenance that is not visible at a showing, such as failing sewer laterals, knob-and-tube wiring or foundation settlement, so include a contingency in the budget.
The City of Santa Rosa reviews building permits for work inside city limits, and Sonoma County handles unincorporated areas. Electrical service upgrades, re-plumbing, window replacement in some cases, structural changes and new ADUs need permits. Plan review and inspections add time, so build them into your holding costs.
California's energy code applies to many alterations, including window and HVAC replacements. Your contractor should know which upgrades trigger additional requirements.
Labor costs in Sonoma County are high, and skilled trades stayed busy for years with fire rebuilding. Get firm bids before you commit to a purchase price, and schedule exterior work like roofing and painting for the drier months when possible, since winter rain in the North Bay can stall outside work for weeks.
After the 2017 and 2020 fires, Santa Rosa buyers ask about roofing, vents, siding and defensible space. A Class A roof, ember-resistant vents, non-combustible materials near the house and cleared vegetation help insurability for the next owner and can make a listing stand out.
In areas mapped as fire hazard severity zones, some exterior work must follow wildland-urban interface building standards. Check the property's zone before you set your scope.
Vacant property and builder's risk coverage can be harder to find in Sonoma County. Get a quote before you close. Homes in Fountaingrove, Skyhawk or the hills above Bennett Valley may be harder to insure than homes on the valley floor.
Your buyer will face the same question. If the home is likely to need FAIR Plan coverage, that can narrow the buyer pool or lower what buyers will pay, so factor it into your after-repair value.
California's ADU rules make it possible to add a unit on many Santa Rosa lots. An ADU can raise resale value and makes the property attractive to investors buying a rental. It also adds permit time and cost, so run the numbers both ways.
If you plan to keep the property, a permitted ADU can make the DSCR refinance much stronger, since it adds a second rent.
Most Santa Rosa flips are sold. If you decide to hold, you can refinance the flip loan into a DSCR loan that qualifies on rent. Because property taxes reset when you bought and rents are moderate relative to value, a Santa Rosa rental often needs a lower loan amount than the flip loan to clear 1.0x. Run both exits before you commit.
California's rent rules apply to many rentals, so a long-term hold also means underwriting on rents you can actually achieve under those rules.
We look at the purchase price, rehab scope and budget, after-repair value, your experience and the exit. Newer investors can qualify with a solid contractor and a realistic plan, though leverage may be lower. Call (877) 298-1001 or use the form below.
Up to 90% of cost (LTC) and up to 100% of rehab on some programs, from $150,000 to $5M+.
In as little as 10 days when title, insurance and property details are ready.
Yes. We fund 1-8 unit flips across Sonoma County.
They can. In mapped fire hazard severity zones, some exterior work must meet wildland-urban interface building standards.
Yes. Fast closings work well for estate and trust sales, as long as title and authority to sell are in order.
Yes, into a DSCR loan that qualifies on rent, if the ratio clears the program minimum.
Experience helps leverage and pricing, but newer investors can qualify with a strong plan and contractor.
The loan can close quickly, but a probate sale that needs court confirmation follows the court's timeline. Trust sales usually move faster.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
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