77 Parkview Cir · Corte Madera, CA 94925

$428,700

2 bd · 1.0 ba · 852 sqft · Condo public records · 57 Days on market

Built 1988 $689/mo HOA · 18% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.3/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a below market rate property - must be owner occupied, and resale restrictions apply. Maximum annual income is $178,300 for 2 people/$200,500 for 3/ $222,850 for 4. Buyer can not have owned a home in the last 3 years. Applications must be received by 5/14/2026 and a lottery will be drawn. 2-person minimum household. Tucked within the desirable Meadowcreek community, this beautifully refreshed upper-level residence offers the perfect blend of comfort, convenience, and Marin lifestyle living. Surrounded by scenic walking paths, open greenbelt areas, and nearby waterways, the home enjoys a peaceful setting while remaining just minutes from Highway 101, shopping, and dining. Recently up

Key facts

• Nearby waterways
• Scenic walking paths
• New water heater

Tags

• SCENIC WALKING PATHS
• OPEN GREENBELT AREAS
• NEARBY WATERWAYS
• UPDATED KITCHEN CABINET DOORS
• SLEEK QUARTZ COUNTERTOPS
• NEW WATER HEATER

Property features AI

Finance

• HOA & community: Part of Meadowcreek Station association; Monthly HOA fee of $689; HOA covers structure insurance, exterior maintenance, roof and management; Community has a park

Exterior

• Parking: Detached garage with garage door opener (1 car); Total parking for 1 vehicle
• Utilities: Public sewer
• Home design: Condominium; Residential property; Two-story building; Main entry level contains bedroom(s), full bath(s), kitchen and living room
• Construction: No ADU/second unit
• Exterior features: Covered deck; Front landscaping

Interior

• Kitchen: Disposal; Free-standing electric range; Free-standing refrigerator
• Bedrooms: 2 bedrooms; Main level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom with tub/shower combination
• Heating & cooling: Central heating; No cooling
• Interior features: Quartz countertops in kitchen; Covered deck off living room; Dining and living room combined; No basement; Street-level entrance on lower level
• Laundry & utility: Washer/Dryer stacked included; Laundry located in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $429k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $388k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (11.6% below list).
• Recommended offer: $379k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 1.9% in Corte Madera — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#26 in CA, #984 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: cost of living F.
• Tamalpais Union High (suburban): math 62% / reading 78% proficiency, ranked #42 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 40 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 149 units permitted in Marin County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($3k loan paydown + $30k appreciation (7.0% local appreciation)).
• Marin County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($416k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $429k implies a 583% gain — meaningful room to come down on a strong offer.

Recommended offer $378,929 (11.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.14×
• Total profit: $136,327
• Equity at exit: $298,360

10-year hold

• IRR: 15.7%
• Equity multiple: 4.40×
• Total profit: $407,647
• Equity at exit: $567,914

Cash invested: $120,036 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94925

• Home prices YoY: 2.4%
• Active inventory: 40
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,789 high
• Mortgage (P&I): −$2,248
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$179
• HOA: −$689
• Vacancy / Maint / Mgmt: −$796
• Net cashflow: $-232

Break-even live

Break-even rent $4,083

Max offer price $387,658

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $107,175
• Closing costs: $12,861
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5491 Paradise Dr Corte Madera, CA	2.0	2.0	800	$3,800	$4.75	2d	1	0.33mi
56 N Knoll Rd Mill Valley, CA	2.0	1.0	800	$3,250	$4.06	2d	1	0.76mi
1030 Redwood Hwy Unit 9 Mill Valley, CA	1.0	1.0	600	$2,850	$4.75	10d	1	0.91mi
19 Knoll Ln Unit A Mill Valley, CA	2.0	1.0	722	$2,999	$4.15	3d	1	0.95mi
16 S Knoll Rd Unit 127 Mill Valley, CA	1.0	1.0	900	$2,550	$2.83	13d	1	0.98mi
16 S Knoll Rd Unit 124 Mill Valley, CA	1.0	1.0	900	$2,550	$2.83	19d	1	0.98mi
16 S Knoll Rd Unit 102 Mill Valley, CA	2.0	1.0	1100	$3,200	$2.91	13d	1	0.99mi
16 S Knoll Rd Unit 102 Mill Valley, CA	2.0	1.0	1100	$3,200	$2.91	2d	1	0.99mi
19 Pixley Ave Corte Madera, CA	2.0	1.0	870	$3,350	$3.85	2d	1	1.26mi
21 Circle Dr Belvedere Tiburon, CA	2.0	2.0	900	$3,000	$3.33	2d	1	1.29mi
573 Seaver Dr Mill Valley, CA	1.0	1.0	696	$3,295	$4.73	2d	1	1.30mi
45 Tamal Vista Blvd Corte Madera, CA	2.0	1.0	890	$2,950	$3.31	2d	1	1.32mi
45 Tamal Vista Blvd Corte Madera, CA	2.0	1.0	890	$2,950	$3.31	19d	1	1.32mi
32 Circle Dr Unit A Belvedere Tiburon, CA	2.0	2.0	1025	$3,900	$3.80	2d	1	1.36mi
32 Circle Dr Unit B Belvedere Tiburon, CA	2.0	2.0	1025	$3,800	$3.71	17d	1	1.36mi
58 Barbaree Way Tiburon, CA	2.0	2.0	1020	$6,500	$6.37	2d	1	1.37mi
50 Barbaree Way Belvedere Tiburon, CA	1.0–3.0	1.0–3.0	985	$6,727	$6.83	2d	23	1.39mi

HOA detail condo

• Monthly dues: $689 · $8,268/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $428,700 Active 57 DOM
2. 2026-06-17
   days on market $428,700 Active 56 DOM
3. 2026-06-16
   days on market $428,700 Active 55 DOM
4. 2026-06-15
   days on market $428,700 Active 54 DOM
5. 2026-06-13
   days on market $428,700 Active 52 DOM
6. 2026-06-13
   days on market $428,700 Active 51 DOM
7. 2026-06-09
   days on market $428,700 Active 48 DOM
8. 2026-06-08
   days on market $428,700 Active 47 DOM
9. 2026-06-07
   days on market $428,700 Active 46 DOM
10. 2026-06-04
    days on market $428,700 Active 43 DOM
11. 2026-06-03
    days on market $428,700 Active 42 DOM
12. 2026-06-02
    days on market $428,700 Active 41 DOM
13. 2026-06-01
    days on market $428,700 Active 40 DOM
14. 2026-05-31
    days on market $428,700 Active 39 DOM
15. 2026-04-20
    listed $428,700 Active
16. 1988-12-30
    soldstatus $62,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,321 · $110/mo
• Projected year-2 tax: $3,258 · $272/mo
• Expected delta: +$1,937/yr (+$161/mo · 146.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥83°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,471
• − Mortgage interest: −$24,014
• − Property taxes: −$1,321
• − Insurance: −$2,144
• − Repairs & maintenance: −$3,638
• − Management: −$3,638
• − HOA: −$8,268
• − Depreciation: −$12,471
• Taxable loss: −$10,022
• Est. tax savings @ 24.0%: +$2,405
• After-tax cash flow: $-383/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tamalpais Union High
• NCES district ID: 0638790
• Math proficiency: 62% ▲ 4.00%
• Reading proficiency: 78% ▲ 6.00%
• Median HH income: $106,037
• Composite: 64.66/100
• National rank: #527
• State rank: #42 of 517 in CA

Livability — Corte Madera

• Score: 83/100
• State rank: #26
• US rank: #984

Category grades

Amenities A- Commute A+ Cost of living F Crime A Employment A+ Housing C Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corte Madera, CA
• County: Marin County · 243,328 people
• City population: 10,077
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 10,077
• Household income: $232,763
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 169.0

Population outlook (Marin County) Hauer SSP2

• Today (2025): 276,379 people
• By 2030: 282,942 · +2.4%
• By 2040: 292,937 · +6.0%
• By 2050: 300,449 · +8.7%
• By 2075: 316,946 · +14.7%
• By 2100: 303,948 · +10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 12% Asian 6% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 5% Italian 5% Lithuanian 3%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% German/W. Germanic 1%

Political lean MEDSL · Marin

• 2024 margin: Solid D (+63.9) · D 80.6% · R 16.7% · Other 2.7%
• 2008→2024 swing: +6.2pp toward D · 2008: 57.7pp · 2024: 63.9pp
• All cycles: 2024: D+63.9 2020: D+66.5 2016: D+62.9 2012: D+50.5 2008: D+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.05%
• Current HPI: 298.9243
• Rent YoY: —
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+582.6% since first listed

2 events — show timeline

• 2026-04-20 Listed $428,700 BAREIS
• 1988-12-30 Sold (Public Records) $62,800 Public Records

Property tax history

-3.0%/yr

Latest (2025): $1,321 · -67.4% YoY. Source: county tax records.