Underwrite Healdsburg House: DSCR on $6,849 and a February File

Aug 18

12 min read

Updated: Aug 30

Sonoma Coast bottles on a tasting-room shelf

A Healdsburg underwrite starts with a $6,849 CLEAR month, not with a local DSCR product this packet will not guess. AirROI’s extract updated 2026-08-08 locks the city market at ADR $783, occupancy 39.0 percent, RevPAR $298, and an $89,368 CLEAR year. Peak three are August, June, and May, and the hole is January, February, and March. February is the lowest month. Those sentences are the file you bring to a lender. They are not a rate sheet from a shop that promised a Healdsburg DSCR overlay this page cannot screenshot.

Second-home and DSCR are different questions on the same parcel. A second home can survive a February hole if household income carries the note. A DSCR story has to survive 39.0 percent occupancy and a CUP that may not exist, without pretending August is twelve months. Read this beside theinvestment page, thestartup stack, and themarket report. This page will not guess a purchase price, a coupon, or a Napa remesh to make the ratio prettier.

Most city houses still cannot list. Vacation rentals are permitted only in the CD downtown commercial district with a Conditional Use Permit. Residential zoning is not a maybe, and airROI Moderate is not that permit. A 45 percent thirty-plus setting is not booked winter. Finance that repeats those errors is not conservative. It is fiction with an amortization table attached to a house Zoning will not bless and February will not rescue. This is not legal advice.

What $89,368 and $6,849 mean to a DSCR desk

$89,368 is trailing host revenue for a typical active unit in the Healdsburg market. $6,849 is the same sentence in monthly form. Both figures are labeled CLEAR on the 2026-08-08 extract. They are not a purchase price, and they are not a coverage ratio. They are not twelve Augusts. A DSCR desk that treats them as guaranteed year-one cash on a vacant house is already off the file. A DSCR desk that refuses to read them at all is ignoring the only dated host year this cluster will print.

Those dollars sit next to ADR $783, occupancy 39.0 percent, and RevPAR $298. The math is a wine-weekend market, not a 70 percent resort. Revenue moved plus 13.6 percent with supply steady, which is a host-market sentence, not a debt-service promise. Superhost share is 72.0 percent, and professional management is 18.0 percent. Cleaning’s median is $350. None of that converts $89,368 into a mortgage constant, and this page will not guess the price, rate, or tax stack required to pretend it does.

Bring the two CLEAR figures as the base case, then haircut them if the house is new, illegal-until-proven, or still waiting on a CUP. Do not raise them with Sonoma city’s $110,370, and do not raise them with Napa city’s $41,517. Do not raise them with Sonoma County’s $2.4 billion visitor spend. Visitor dollars are not host years, and neighbor extracts are not your note. The desk wants one published market year, one year, and a month that can survive February without an August screenshot.

Occupancy at 39 percent is the stress file

Occupancy at 39.0 percent means well under half the available nights clear and more than half do not, on average, across the year. RevPAR of $298 already bakes those empty nights into the market. ADR of $783 is the rate band, and July is the ADR peak, not the year. Lenders who underwrite from one August calendar export will overstate nights and understate January. Bring the dated extract. Bring the peak three and the hole three. Bring the CLEAR labels so the file stays honest.

Lead time averages 73 days and average stay is 5 nights. Those are booking-cadence facts, not coverage facts, but they explain why a trailing twelve will not look like a sold summer. Two-night floors sit at 39.5 percent of the market. Thirty-plus floors sit at 45 percent as a setting, not as booked winter. San Francisco then New York are the feeders. A lender who wants a fully automated 70 percent story is reading the wrong town. A lender who wants leftover harvest-only seasonality is reading the wrong calendar and the wrong peak three.

Stress the hole on purpose. If the deal still stands when January, February, and March earn like hole months, you have a conversation. If the deal requires those months to impersonate June, you have a no.shoulder pageis the calendar exhibit, and this page is the credit translation. Do not replace either exhibit with a screenshot of one sold Saturday in August and call that screenshot the year. February is still the lowest month.

A house that cannot get a CUP is not a DSCR asset

City vacation rentals live only in the CD district and only with a Conditional Use Permit. Most residential lots cannot get there. A house that cannot get a CUP is not a short-term DSCR asset. It may be a second home, and it may be a long-term rental. It is not a weekend lockbox a lender should treat as $89,368 of pledged income. AirROI Moderate does not create the permit, and a published market year does not create the permit. Zoning at and Planning at create the answer, and the answer may be no.

Ask for the CUP before you ask for coverage. Guests are already told to ask for the CUP and the annual fire and safety inspection. A lender should not be less curious than a guest. Illegal signs the city names , no CUP, no business license, no TOT charged, stays under 30 days without a permit , are not a credit overlay. They are a shutdown risk. Fines and possible criminal prosecution sit on that page. Investigation of non-permitted vacation rentals is a priority, and underwrite that as binary, not as a haircut.

County parcels do not rescue a failed city CUP by pretending they are the same asset. Permit Sonoma is a different clerk. County TOT is 12 percent, not city 14 percent. A Dry Creek driveway is a different product than a Plaza walk. Do not paste the city CLEAR year onto a county published market year and call it conservative. Do not paste a county hope onto a residential city lot. If the clerk says no, the DSCR story is over before the ratio is calculated and before anyone talks coverage.

Neighbor $110,370 is not your Healdsburg note

Sonoma city prints $110,370 on its own AirROI extract. That is a different market, a different identity, and a different clerk. It is not your Healdsburg note. Napa city prints $41,517 on a watch line, which is also not your note. Thecompare pageexists so those three years stay labeled. A loan memo that borrows Sonoma city’s annual to fatten a Healdsburg worksheet is not conservative. It is a remesh of someone else’s extract.

Visitor-economy neighbors fail the same test. Sonoma County visitor spending of $2.4 billion is a tourism-desk total from sonomacounty.com/partners/research. Napa County visitor spending of $2.2 billion is Visit Napa Valley’s 2025 county line. Neither figure is pledged income, and neither figure is TOT. Neither figure fills January. A lender who wants a wine-country blended year is asking you to import someone else’s desk. Refuse. Healdsburg is $89,368 CLEAR and $6,849 CLEAR on two hundred listings at 39.0 percent occupancy.

Named operator books do not rescue a thin file either. WC Lodging, Healdsburg Vacation Homes, and Avant Stay Sonoma are their trailing revenue, not your coverage. Do not staple their totals to a one-house DSCR worksheet. Do not staple HTID marketing copy from stayhealdsburg.com to a debt-service ratio. Neighbor years, neighbor visitor totals, and neighbor books are context. The note is this parcel, this clerk, and this sample, labeled as Healdsburg.

Second-home versus investment on this plaza

A second-home file asks whether the household can carry the house when the lockbox is quiet. on this market sample the quiet is not hypothetical, and january is the occupancy floor. February is the lowest month, and march closes the low three. $6,849 is a median month, labeled CLEAR, not twelve Augusts and not a coupon. If the note only works when every month prints peak, you do not have a second home with upside. You have a payment that needs a season the file did not print.

A DSCR or investment file asks whether rental income covers the debt on terms a specific lender will actually offer. This packet will not guess those terms. It will not name a local DSCR product. It will not convert $89,368 into a coverage ratio without a purchase price this page also will not guess. What it will say is that 39.0 percent occupancy and a CUP that may not exist are hard inputs. Household income is what keeps a second home honest when those inputs fail in January.

Choose the file that matches how you will actually use the house. Personal August weekends plus a legal listing in the other weeks is a second-home story, and it still needs CD, CUP, 14 percent TOT, a business license, and the annual inspection. A house that must clear DSCR on trailing host math is a tighter story. Cleaning at a $350 median, photos against a 72 percent Superhost bar, and a January reserve are operations, but they are also the difference between a CLEAR month and a hole that breaks coverage.

Do not annualize August

August is the peak month, and it is not the year. June and May complete the peak three, and july is the ADR peak. Annualizing an August screenshot , multiplying one strong month by twelve, or treating peak occupancy as the annual occupancy , is the fastest way to lie to a lender and to yourself. The extract already did the annual work, and $89,368 is the CLEAR year. $6,849 is the CLEAR month, and occupancy is 39.0 percent. Use those. Do not rebuild them from a Saturday in August and call it conservative.

Leftover harvest-only language makes the same error with different months. Late August through October is not the locked peak three. Spring is not a second guessed peak that replaces May’s actual peak label. January, February, and March are the hole whether or not a crush poster is still hanging in a tasting room. A loan memo that prices the year as harvest weekends plus a miracle winter is not a Healdsburg file. It is a brochure with an amortization table.

Leave out unverified a discount to paper over the hole either. This cluster will not print a 15 to 20 percent cut or a 30 to 40 percent off-peak markdown as if it were a credit strategy. Stress February as empty-ish, and stress January occupancy as the floor. If coverage still works, you have a conversation. If coverage only works when August is the model month, the answer is no. Peak months carry the market. They do not get to impersonate the other nine.

Papers the lender will ask for

A serious lender will ask for the dated AirROI extract, not a blog recap. They will ask for trailing twelve on the actual house if it has one, and they will haircut a vacant-house pro forma that looks like twelve Julys. They will ask whether the parcel is inside the city, whether it is CD, whether a CUP exists or can exist, whether the business license and 14 percent TOT remittance are in hand, and whether stay lengths honor the 29-day maximum. They will ask who holds the annual fire and safety inspection.

They will ask about the hole. January, February, and March need a reserve story or a second-home income story. They will ask about cleaning and vacancy, because RevPAR at $298 already admits empty nights and the median clean is $350. They will ask whether winter is being sold as leftover harvest. The honest answer is no. They will ask whether 45 percent at 30-plus means winter is booked. The honest answer is that it is a listing setting, and the city maximum is still 29 days on a permitted stay.

They should also ask what you will not put in the memo. Purchase prices this page does not have. Local DSCR product names this page will not guess. Comps from Napa city’s $41,517 or Sonoma city’s $110,370 used as if they were this note. A blend wine-country visitor dollar. A Healdsburg-only visitor line this cluster refused to guess. If your package needs those inventions to clear, the package is not ready. Bring paper, the extract, and household income if this is a second home.

When the clear year is still not enough

A CLEAR year can still be a no. $89,368 and $6,849 do not rescue a residential lot that cannot take a CUP. They do not rescue a model that needs twelve Augusts. They do not rescue a county driveway underwritten as a Plaza walk. They do not rescue a file that treats 39.0 percent occupancy as a marketing problem rather than the stress case. Occupancy is already the warning label. Ignore it and the answer is no even though the year is labeled CLEAR.

A narrow yes looks like a CD parcel, a CUP in hand or a Planning answer you can screenshot, stay lengths that match the 29-day rule, household income that can carry January, and a listing that picks one published market year. The extract stays labeled. August is not the model month. San Francisco remains the feeder you can name without a tourism invention. Cleaning, photos, and a reserve are funded before the first guest. That can be a second home with a listing. It can be a DSCR conversation only if a real lender, using real terms, still clears after a hole-month haircut.

If you are between those poles, do not buy time with a markdown or a fake peak. Fix the clerk, and fix the reserve, and fix the first screen. Then bring the file back to the same CLEAR numbers.startup pageis the operational gate. This page is only the credit reading of that gate, not a new story. When the CLEAR year is still not enough, keep the house as a second home or do not buy it. A Healdsburg note that can only clear by becoming a different town is a no that has not been said yet.

Frequently Asked Questions

What do $89,368 and $6,849 mean to a DSCR desk?

They're CLEAR host figures on AirROI's 2026-08-08 Healdsburg extract -- a typical active year and the median month -- next to ADR $783 and 39.0 percent occupancy. They're not a purchase price, not a coverage ratio, and not twelve Augusts. Don't raise them alongside Sonoma city's $110,370 or the county's $2.4 billion in visitor spend; those describe different boundaries entirely.

Why is 39 percent occupancy the stress file?

Occupancy at 39.0 percent describes a wine-weekend calendar, not a 70-percent resort. RevPAR at $298 already bakes empty nights in. August, June, and May are the peak three; January, February, and March are the hole, with February the lowest single month. A lender who underwrites from one August calendar export will overstate nights and understate the winter gap.

Can a house without a CUP be a DSCR asset?

City vacation rentals are allowed only in the CD district, and only with a Conditional Use Permit. Most residential lots can't list at all. A regulation label from a market-data tool isn't the permit, and a Dock Square walk isn't a CUP either. A lender should ask for the CUP the way a guest would be told to -- if Planning says no, the DSCR story is over.

Why isn't Sonoma city's $110,370 my Healdsburg note?

Sonoma city is a different AirROI market with a different clerk; Napa city's $41,517 is another. Neighbor visitor totals -- Sonoma County $2.4 billion, Napa County $2.2 billion -- are tourism-desk lines, not pledged income. A loan memo that borrows Sonoma's or Napa's annual figure to fatten a Healdsburg worksheet is a remesh, not conservative underwriting.

Should I underwrite Healdsburg as DSCR or as a second home?

A second-home file asks whether household income can carry January through March. A DSCR file asks whether rental income covers debt on terms a real lender will actually offer. This packet won't guess a local DSCR product or a purchase price. If the note only works when every month prints like August, it isn't a conservative file.

Why can't I annualize August?

August is the peak month, not the year. The extract already printed the annual figures: $89,368 CLEAR, $6,849 CLEAR median month, 39.0 percent occupancy. Multiplying one strong month by twelve, or treating leftover harvest season as the whole calendar, is how files lie. Leave any unverified 15-to-20-percent cut out too -- it doesn't paper over February on its own.

What papers will a lender ask for on this parcel?

The dated extract, trailing twelve months if the house has one, proof the parcel is zoned CD, a CUP or a Planning-office answer, the business license, 14 percent TOT remittance, stay lengths inside 29 days, the annual fire and safety inspection, and a hole-month reserve or second-home income story. A 45.3 percent setting at 30-plus nights is a listing setting, not booked winter.

When is the CLEAR year still not enough?

When the lot can't take a CUP, when the model needs twelve Augusts, when a county driveway is underwritten as though it were a Plaza walk, or when 39.0 percent occupancy is treated as a marketing problem rather than the published number. A narrow yes looks like paper in hand, one published market year, and household income that can carry January.

What number does DSCR actually start on here?

A Healdsburg underwrite starts with the $6,849 CLEAR median month, not with a local DSCR product this packet won't guess. None of that converts $89,368 into a mortgage constant, and this page won't name the price, rate, or tax stack required to pretend it does -- those numbers belong to the lender's own underwriting, not to published market research.

Does a 30-night setting fill the slow month?

No. A 30-night minimum is a platform filter, and typical stay on these extracts is still a short trip. The filter isn't a filled slow month, and it isn't a remote-work product you haven't photographed or priced separately. The honest answer is that it's a listing setting, and the city maximum is still 29 days on a permitted stay.

Work with Crest & Cove Creative

Healdsburg's $6,849 CLEAR month only means something to a guest once the listing proves this address can actually operate. A file full of loan math won't rank a page or fill a February calendar.

We build the listing side of a Healdsburg house — photos, description, and search positioning that show guests a downtown CD-zoned stay is worth booking, not just a number for a spreadsheet.

Reach out at crestcove.co or (256) 998-7502.