Explore street-level buy boxes, compare standardized operating economics, and underwrite an actual candidate property. The final screening model now includes a conservative property-tax proxy plus standardized vacancy, insurance, repairs, CapEx, management, and turnover reserves.
Open the Google My Maps projectMill Valley
Ranks first after standardized operating expenses because its rent evidence, target-product depth, liquidity, appreciation, and asset fit are better balanced than the alternatives.
Mill Valley North / Northwoods
Produces the highest standardized screening cap rate at roughly 5.3%, but confidence remains low because the rent evidence is a single oversized premium home.
Gross yield is not cash flow
At area-median pricing, standardized unlevered cap rates range from roughly 2.8% to 5.3% before financing. Purchase basis and property-specific expenses are decisive.
Public inventory is genuinely thin
A targeted July 14 portal sweep found one new credible central-core 3BR/2BA comp at $2,195. Most other low-confidence areas produced no additional direct target comps, so their low-confidence labels remain appropriate.
Comparative unlevered screen using midpoint rent; 5% vacancy; property tax at 1.7506% of acquisition value; insurance at 0.40% of acquisition value; 5% maintenance; 5% CapEx; 8% management; 2% leasing/turnover; and the known $280/year Weaver Ridge HOA proxy. Zero HOA elsewhere means unknown/not modeled—not confirmed no-HOA.
Enter property-specific values. Defaults are illustrative; replace taxes and insurance with actual quotes/bills. The area-level operating screen uses standardized percentage assumptions for consistent comparison.
Highest modeled cap rate, but still needs 2-3 normal-size 3BR/2+ or 4BR/2.5 rents on Meadowlark, Mcclouds, or Bent Tree before treating the result as durable.
Need direct 3BR/2BA rents around Milington and Damos. A $200/month rent change moves the 7.5% ceiling about $32,000.
Need direct 3BR/2BA rents on Rosewood, Woodline, and Clovernoll.
Need exact unit rents, utility split, condition, and renovation history.
Add matched premium-home rents and resolve conflicting syndication where applicable.
Before any offer, replace the standardized tax, insurance, HOA, maintenance/CapEx, and management assumptions with exact parcel and property evidence.
3BR/2BA detached homes with garages, generally 1,200-2,200 sq. ft.; selective later-vintage duplexes.
Gross yield remains a fast price screen, but final relative ranking replaces the gross-yield score component with a standardized unlevered screening cap-rate component.
Five years of MLS sales, repeat sales, target-product depth, DOM, builder-pattern filtering, multifamily sales, verified leases, current asking rents, and a 1,379-address My Maps layer. 239 conservative geographic reassignments were completed; 134 ambiguous addresses were intentionally left unresolved.
Rental evidence is thinner than sales data. The operating model uses standardized assumptions for comparison; exact taxes, insurance, HOA, condition, financing, and achievable rent remain property-specific.