834 Meadowsweet Dr · Corte Madera, CA 94925

$1,049,000

9 bd · 9.0 ba · 1,800 sqft · MultiFamily · 174 Days on market

9,252 sqft lot ↓ 6% since listing

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Charming 3-Unit Triplex in Southern Marin County - Prime Investment Opportunity! Welcome to 834 Meadowsweet, a well-maintained and income-generating triplex nestled in the heart of the highly-sought-after Town of Corte Madera. This property offers a rare opportunity for both investors and homeowners looking to earn rental income while enjoying the beauty and convenience of Marin County living. Property Features: 3 Separate Units: Each unit offers its own private space, with distinct layouts that cater to various tenant needs. Well-Maintained: Featuring clean, bright interiors and thoughtful updates throughout. This triplex is move-in ready for tenants and provides minimal upkeep for the n

Key facts

• 3 separate units
• Ample parking
• Outdoor space

Tags

• 3 SEPARATE UNITS
• AMPLE PARKING
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: No association; Not a senior community

Exterior

• Parking: Covered parking; 3 parking spaces
• Security: Carbon monoxide detector; Smoke detector
• Utilities: Underground utilities; Public sewer
• Home design: Residential property; 3+ houses on lot
• Construction: Composition roof; Updated/remodeled
• Exterior features: Low maintenance landscaping; Landscaped front

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Gas heating; Heat pump cooling
• Interior features: Updated/remodeled condition; Multi/split levels; Main level includes bedroom(s), family room, kitchen and living room; 2 stories
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $7k ($82k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.05M).
• Recommended offer: $923k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: 41 active listings in the ZIP; high-income renter base; 149 units permitted in Marin County in 2024 (5 in 5+ unit buildings).
• At $17,724/mo this rent would consume 91% of the median local household income ($233k/yr) (locally 169% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $81k of equity ($7k loan paydown + $74k 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 $294k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$130k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($923k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $923,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 4.9

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: 40.8%
• Equity multiple: 3.74×
• Total profit: $805,544
• Equity at exit: $730,067

10-year hold

• IRR: 37.1%
• Equity multiple: 7.86×
• Total profit: $2,015,281
• Equity at exit: $1,389,648

Cash invested: $293,720 (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: 41
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $17,724 medium
• Mortgage (P&I): −$5,501
• Tax from tax record: −$1,217 /mo · $14,603/yr
• Insurance: −$437
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,722
• Net cashflow: $6,847

Break-even live

Break-even rent $9,057

Max offer price $1,049,000

Occupancy floor 56%

Sensitivity live

Price	-10% $7,441	-5% $7,144	+0% $6,847	+5% $6,550	+10% $6,253
Rent	-10% $5,447	-5% $6,147	+0% $6,847	+5% $7,547	+10% $8,247
Rate	-1.0pp $7,375	-0.5pp $7,114	base $6,847	+0.5pp $6,575	+1.0pp $6,298

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$17,724
Total (3 units)			$17,724

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: $262,250
• Closing costs: $31,470
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-05-04
   price $999,000
3. 2026-05-04
   price $1,049,000
4. 2026-02-10
   price $1,049,000
5. 2026-01-20
   price $1,090,000
6. 2025-12-27
   price $1,190,000
7. 2025-11-01
   listed $1,119,000 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: $14,603 · $1,217/mo
• Projected year-2 tax: $14,603 · $1,217/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥83°F today · 16 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: $212,688
• − Mortgage interest: −$58,760
• − Property taxes: −$14,603
• − Insurance: −$5,245
• − Repairs & maintenance: −$17,015
• − Management: −$17,015
• − Depreciation: −$30,516
• Taxable income: $69,533
• Est. tax owed @ 24.0%: −$16,688
• After-tax cash flow: $65,474/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

-6.3% since first listed

7 events — show timeline

• 2026-05-04 Pending — BAREIS
• 2026-05-04 Price Changed $1,049,000 BAREIS
• 2026-05-04 Price Changed $999,000 BAREIS
• 2026-02-10 Price Changed $1,049,000 BAREIS
• 2026-01-20 Price Changed $1,090,000 BAREIS
• 2025-12-27 Price Changed $1,190,000 BAREIS
• 2025-11-01 Listed $1,119,000 BAREIS

Property tax history

+8.8%/yr

Latest (2025): $14,603 · +137.8% YoY. Source: county tax records.