Remodeled Duplex with Water
New
For Sale
$1,280,000
16 Dutton Court, Sausalito, CA 94965
Residential Income, Sausalito, CA
Property Size1,773 SF
Lot Size0.20 Acres
Price / SF$721.94
Days on Market2
Property Features for 16 Dutton Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 1, Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 2
Parking
3
Parking features
Guest, Garage
Window features
Screens, Double Pane Windows
Patio and Porch features
Patio, Deck
Exterior features
Private Yard
Appliances
Dishwasher, Disposal, ENERGY STAR Qualified Appliances, Free-Standing Gas Oven, Free-Standing Gas Range, Free-Standing Refrigerator, Gas Cooktop, Ice Maker, Microwave, Self Cleaning Oven, Tankless Water Heater, Varies By Unit
Lot features
Auto Sprinkler F& R, Cul-De-Sac, Curbs/ Gutters, Garden, Landscape Back, Landscape Front, Private, Secluded, Shape Regular
View
Water
Elementary school district
Sausalito Marin City Schools
Middle school district
Sausalito Marin City Schools
High school district
Tamalpais Union
Directions
US-101 to Marin City Exit 445, to Donahue St, at 1st traffic light take left on Terners Dr, right on Terrace Dr, right on Drake Ave, left on Pacheco, right on Dutton Ct. House on right.
Subdivision
Sausalito
Standard status
Active
APN
05213024
Size
1,773 SF
Lot size
0.20 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Water source
Public
Building Details
Year built
1962
Number of units
2
Flooring type
Simulated wood
Roof type
Shingle
Architectural style
Bungalow, Contemporary
Listing Agency:
Corcoran Icon Properties
(415) 496-2600
Listed By:
Yasmine McGrane · License #2133303
(415) 298-7775
Added: Sep 3
Last Checked: Sep 4 at 6:06AM
MLS# 326027686
Copyright © 2026 Bay Area Real Estate Information Services, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This remodeled duplex comprises a 1,773-square-foot residence arranged across two private levels, with a total of 4 bedrooms and 2 bathrooms. The upper unit includes three bedrooms, a full bathroom, office or flex space, laundry, and a wraparound deck with east-facing Richardson Bay views. A separate one-bedroom lower flat provides its own entrance, full kitchen, in-unit laundry, and patio. Garage parking, guest parking, a fenced lot, and a private yard are included.
The property occupies 0.1997 acres in Sausalito, with access to public water and public sewer. Downtown Sausalito and Mill Valley are nearby, while the source information identifies commuting options to San Francisco by car, ferry, bicycle, or bus. Both units were recently leased at market rates, and the property is reported at a 6.32 cap rate. The backyard is also identified as having potential for ADU development, subject to buyer verification.
The property occupies 0.1997 acres in Sausalito, with access to public water and public sewer. Downtown Sausalito and Mill Valley are nearby, while the source information identifies commuting options to San Francisco by car, ferry, bicycle, or bus. Both units were recently leased at market rates, and the property is reported at a 6.32 cap rate. The backyard is also identified as having potential for ADU development, subject to buyer verification.
Key Highlights
- Duplex with 1,773 square feet on a 0.1997‑acre lot
- 4‑bedroom, 2‑bath configuration across two private living levels
- Separate exterior entrances for the upper residence and lower flat
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$59,511
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.65%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,190,220
$1.2M
Cap Rate 7%
$850,157
$850.2K
Cap Rate 9%
$661,233
$661.2K
Market Conditions
NOI Build-Up for 1,773 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$90.4K $51.00/SF
− Vacancy
−$5.4K −$3.05/SF
EGI
$85.0K $47.95/SF
− OpEx
−$25.5K −$14.39/SF
NOI
$59.5K $33.57/SF
Area
Marin County, CA
Vacancy
5.98%
Lease Rate
$51.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,190,220
Cap Rate 7%
$850,157
Cap Rate 9%
$661,233
Alternative Uses
Best Use
Multifamily LT 5
$850.2K
$743.9K – $991.9K
NOI $59,511 @ 7.0% cap · market cap 4.65%
Second Best
Apartment 5plus
$366.9K
$321.1K – $428.1K
NOI $25,684 @ 7.0% cap · market cap 2.01%
Theoretical Best
Specialty Retail
$8.66M
$7.58M – $10.10M
NOI $606,226 @ 7.0% cap · market cap 47.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
590
Businesses Nearby
Explore this area
Business Placement
Demographics for 94965, CA
11,447
Population
6,797
Households
1.7
Avg Household Size
50
Median Age
65%
College-Educated
93%
High-School Grad
14.6 sq mi
ZIP Area
784
Density / Sq Mi
$140,417
Median Household Income
$84,023
Median Earnings
$2,952
Median Rent
$1,492,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two private living levels offer separate entrances, flexible occupancy, and outdoor areas on a fenced residential lot.
Where is this duplex located?
The property is located at 16 Dutton Court Sausalito, CA.
What is the asking price?
The asking price for this property is $1,280,000.
What are key features of this property?
This property features: Duplex with 1,773 square feet on a 0.1997‑acre lot; 4‑bedroom, 2‑bath configuration across two private living levels; Separate exterior entrances for the upper residence and lower flat
