5525 Carriage Lane, Santa Rosa, CA 95403, Santa Rosa, 95403 - 4 bed, 2 bath
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Santa Rosa, CA 95403
This Specialized Healthcare Income Asset is listed at $875,000, representing a strategic premium over the $751,325 Fair Market Value due to its specialized licensing and use. Located in the desirable Larkfield-Wikiup neighborhood, the property maintains a Fair Condition Rating with exceptional Lot Utilization on an 8,093 square foot parcel. The value is driven by its Operational Readiness as a turnkey Residential Care Facility for the Elderly (RCFE) with established staff and residents. This is a high-yield acquisition ideal for Healthcare Investors or Owner-Operators seeking a cash-flowing business in a stable residential market.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 5525 Carriage Lane Subject | $875,000* List Price | 4 | 2 | 1,939 | $387 | - |
A 5537 Corbett Circle Sold | $875,000 | 3 | 2 | 1,882 | $465 | 0.6 mi |
B 5440 Corbett Circle Sold | $695,000 | 3 | 2 | 1,882 | $369 | 0.5 mi |
C 487 Noonan Ranch Lane Sold | $820,000 | 3 | 3 | 2,068 | $397 | 0.8 mi |
D 67 Fairlie Drive Sold | $899,950 List Price | 4 | 2 | 1,912 | 0.9 mi | |
E 66 Noonan Ranch Circle Sold | $781,000 | 3 | 3 | 2,092 | $373 | 0.7 mi |
F 255 Wikiup Meadows Drive Sold | $749,000 | 4 | 3 | 1,897 | $395 | 0.8 mi |
G 5640 Corbett Circle Pending | $799,000 List Price | 4 | 3 | 2,035 | $393 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
Built in 1986, this property is approximately 39 years old, placing it within the 25-40 year age bracket typical of the 'fair' condition category. While the listing describes a well-maintained environment with 'pride of ownership' and operational readiness as a care facility, there is no mention of recent extensive renovations to the kitchen, bathrooms, or major systems. The property appears to be a functional, aged home that has been maintained through regular upkeep but likely retains older styles and features consistent with its original construction era.
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 8093, living area = 1939.
The property operates as an established Residential Care Facility for the Elderly (RCFE) with a full staff and residents in place, offering immediate cash flow and a proven business model.
Situated in the sought-after Larkfield-Wikiup area, the home is located on a quiet, tree-lined street known for its pride of ownership and peaceful, family-oriented atmosphere.
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 4, other record bedroom count = 3.
The sale is contingent upon the concurrent purchase of the associated RCFE business for an additional $160,000, raising the total acquisition cost beyond the real estate list price.
As a specialized care facility, the property has a narrower pool of potential buyers compared to traditional single-family homes and may require modifications for standard residential use.
Charming 5-bed Residential Care Facility for the Elderly (RCFE) tucked beneath the whispering trees of Larkfield-Wikiup, where pride of ownership graces every home and the streets hum with the gentle rhythm of family life. This warm, home-like facility offers tender care from 3 full-time, 2 part-time caregivers, and an administrator whose kindness is felt in every corner. Among the residents: a 98-year-old pianist and her cuddly electronic cat, a classic film lover lost in reverie, a coloring book artist painting joy at 98, and a centenarian fashionista whose elegance defies time. A place of laughter, grace, and stories worth telling. Associated RCFE business must be purchased concurrently for $160K. listing #325081253
No exterior & parking available.
Grades K-6 • 1.0 mi
Grades 7-8 • 5.4 mi
Grades 9-12 • 4.7 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 3.0 | 53% |
| Baths | 2.0 | 3.0 | 39% |
| Square foot | 1,939 | 1,806.5 | 63% |
| Lot Size | 8,093 | 5,848 | 65% |
| Price | $875.0K | $705.0K | 76% |
| Price per sq ft | $451 | $447 | 52% |
| Built year | 1986 | 2002 | 28% |
| HOA | $0 | $0 | 50% |
| Days on market | 261 | 225 | 66% |
May 6, 2026
$875,000
$925,000
-5% Price Drop
Initial Listing
Sep 18, 2025
$925,000
Initial Listing
Sep 13, 2013
$509,000
Public Record
Aug 20, 1999
$320,000
Public Record
Aug 16, 1995
$220,000
Public Record