801 Meadowsweet Dr · Corte Madera, CA 94925

$8,500,000

38 bd · 38.0 ba · 16,237 sqft · MultiFamily public records · 143 Days on market

Built 1960 0.59 ac lot

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Why this score? — see what drove the C 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 +15.4/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 19 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

The property is a 19-unit complex located in Corte Madera. The building is very conveniently located with close proximity to transportation, schools, dinning and outdoor activities. This investment offers a great unit-mix, location, attractive steady income and upside potential. As such, this property offers investors a compelling investment opportunity in the desirable Marin County market.

Key facts

• Landscaped grounds
• On site storage
• Outdoor space

Tags

• 19 UNIT APARTMENT COMPLEX
• ON SITE STORAGE
• OUTDOOR SPACE
• WELL MAINTAINED COMMON AREA
• ON SITE LAUNDRY FACILITIES
• LANDSCAPED GROUNDS

Property features AI

Finance

• Other: Total of 19 rental units in the building
• Financial info: Income/expense or investor cash-flow details not provided
• HOA & community: No homeowners association

Exterior

• Parking: Total of 19 parking spaces
• Security: No security details provided
• Utilities: Public sewer
• Home design: Residential income property; 5+ unit building; Two-story building
• Construction: No construction material, roof, foundation, or year-built details provided
• Exterior features: Garden; Regular-shaped lot

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Multiple apartments with 2-bedroom units (examples: 2-bedroom apartments in units listed)
• Flooring: No flooring details provided
• Bathrooms: Combination of 1- and 2-bath configurations in units
• Heating & cooling: Central heating; No central cooling
• Interior features: Updated/remodeled condition; Two levels
• Laundry & utility: Coin-operated laundry

What this means for you Summary

Snapshot

• This is a 19 × 2-bed/2.0-bath units multifamily listed at $8.50M.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $168/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $7.45M (12.4% below list).
• Recommended offer: $7.45M (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 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 $658k of equity ($59k loan paydown + $599k appreciation (7.0% local appreciation)).
• Marin County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $2.38M cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$1.05M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($7.48M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $4.38M; list at $8.50M implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $7,445,500 (12.4% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.5

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: 19.1%
• Equity multiple: 2.34×
• Total profit: $3,194,525
• Equity at exit: $5,915,699

10-year hold

• IRR: 18.1%
• Equity multiple: 4.84×
• Total profit: $9,129,250
• Equity at exit: $11,260,257

Cash invested: $2,380,000 (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: 180.8×

Monthly cashflow live

• Estimated rent: $74,455 high
• Mortgage (P&I): −$44,575
• Tax from tax record: −$7,445 /mo · $89,341/yr
• Insurance: −$3,542
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$15,636
• Net cashflow: $3,191

Break-even live

Break-even rent $70,415

Max offer price $8,500,000

Occupancy floor 91%

19-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 19× units	2	2	$74,461
Total (19 units)			$74,455

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: $2,125,000
• Closing costs: $255,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $8,500,000 Active 143 DOM
2. 2026-06-17
   days on market $8,500,000 Active 142 DOM
3. 2026-06-16
   days on market $8,500,000 Active 141 DOM
4. 2026-06-15
   days on market $8,500,000 Active 140 DOM
5. 2026-06-13
   days on market $8,500,000 Active 138 DOM
6. 2026-06-13
   days on market $8,500,000 Active 137 DOM
7. 2026-06-09
   days on market $8,500,000 Active 134 DOM
8. 2026-06-08
   days on market $8,500,000 Active 133 DOM
9. 2026-06-07
   days on market $8,500,000 Active 132 DOM
10. 2026-06-04
    days on market $8,500,000 Active 129 DOM
11. 2026-06-03
    days on market $8,500,000 Active 128 DOM
12. 2026-06-02
    days on market $8,500,000 Active 127 DOM
13. 2026-06-01
    days on market $8,500,000 Active 126 DOM
14. 2026-05-31
    days on market $8,500,000 Active 125 DOM
15. 2026-01-26
    listed $8,500,000 Active
16. 2025-08-18
    listed $8,500,000 Active
17. 2023-11-30
    historical $2,700
18. 2023-11-03
    listed $2,700
19. 2013-09-30
    soldstatus $4,380,000 Sold 393-char remark

    Show marketing remark (393 chars)

    The property is a 19-unit complex located in Corte Madera. The building is very conveniently located with close proximity to transportation, schools, dinning and outdoor activities. This investment offers a great unit-mix, location, attractive steady income and upside potential. As such, this property offers investors a compelling investment opportunity in the desirable Marin County market.

20. 2013-09-30
    soldstatus $4,380,000

    Show marketing remark (393 chars)

    The property is a 19-unit complex located in Corte Madera. The building is very conveniently located with close proximity to transportation, schools, dinning and outdoor activities. This investment offers a great unit-mix, location, attractive steady income and upside potential. As such, this property offers investors a compelling investment opportunity in the desirable Marin County market.

21. 2013-07-08
    status Contingent (Show) 393-char remark

    Show marketing remark (393 chars)

    The property is a 19-unit complex located in Corte Madera. The building is very conveniently located with close proximity to transportation, schools, dinning and outdoor activities. This investment offers a great unit-mix, location, attractive steady income and upside potential. As such, this property offers investors a compelling investment opportunity in the desirable Marin County market.

22. 2013-06-19
    listed $4,700,000 Active 393-char remark

    Show marketing remark (393 chars)

    The property is a 19-unit complex located in Corte Madera. The building is very conveniently located with close proximity to transportation, schools, dinning and outdoor activities. This investment offers a great unit-mix, location, attractive steady income and upside potential. As such, this property offers investors a compelling investment opportunity in the desirable Marin County market.

23. 2013-01-02
    historical Expired
24. 2012-10-22
    listed $5,300,000 Active

ⓘ 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: $89,341 · $7,445/mo
• Projected year-2 tax: $89,341 · $7,445/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥83°F today · 18 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: $893,460
• − Mortgage interest: −$476,132
• − Property taxes: −$89,341
• − Insurance: −$43,298
• − Repairs & maintenance: −$71,477
• − Management: −$71,477
• − Depreciation: −$247,273
• Taxable loss: −$105,537
• Est. tax savings @ 24.0%: +$25,329
• After-tax cash flow: $63,625/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

+60.4% since first listed

10 events — show timeline

• 2026-01-26 Listed $8,500,000 BAREIS
• 2025-08-18 Listed $8,500,000 BAREIS
• 2023-11-30 Rental Removed $2,700 APPFOLIO
• 2023-11-03 Listed for Rent $2,700 APPFOLIO
• 2013-09-30 Sold (Public Records) $4,380,000 Public Records
• 2013-09-30 Sold (MLS) $4,380,000 BAREIS
• 2013-07-08 Pending — BAREIS
• 2013-06-19 Listed $4,700,000 BAREIS
• 2013-01-02 Delisted — BAREIS
• 2012-10-22 Listed $5,300,000 BAREIS

Property tax history

+7.5%/yr

Latest (2025): $89,341 · +7.6% YoY. Source: county tax records.