2 GRASS COURT | 4-PLEX

This quality fourplex is one of 16 similar properties located along a cul-de-sac street winding up a hillside in the beautiful Pacheco Valley. The Pacheco Valley Open Space Preserve surrounds this cluster of three and four-unit buildings.

The Pacheco Villas apartments were built in 1978 as a common interest development. All apartments feature wood-burning fireplaces and a separate laundry room in each apartment. Unlike other buildings in the complex, this features one large three-bedroom, two-bath unit. Tenants share the use of a swimming pool with the other adjoining buildings.

Location: This is in the beautiful Pacheco Valley; the southernmost area of Novato and south of Ignacio. It is just one freeway exit north of the San Rafael exits.

Overview: This is an incredible fourplex in a development of 15 other similar buildings. All share common grounds, streets, and a swimming pool.

These units stand out by being oversized and including a separate laundry room in each apartment – a feature most important to tenants. All units have wood burning fireplaces, forced air heat and separate water heaters as well as a deck off the living room.

The three 2BR apartments have fully remodeled kitchens and an extra dressing area with a sink in the master BR. The 3BR unit with a long-term tenant has not been updated and would benefit from an update. The roof was replaced in 2020.

Tenants share the use of a swimming pool with the other 15 buildings (60 units total). Each has a reserved carport space and there is ample uncovered parking.

HOA: This property was developed as a common interest development, not to be confused with being a condominium. You own the building and the land around your building and have an easement interest in the common areas including streets, grass areas, and the pool.

The monthly HOA dues of $1,427 include full property insurance, trash, landscaping, and maintenance of the common areas. Owners are fully responsible for their own building including roof and management. The dues also include a provision for future reserves for common-ground repairs.

This makes for a less management-intensive building.

Age: 1978 Construction: Wood Frame on a concrete perimeter foundation.
Roof: Composition Shingle – new 2020
Parking: 4 carports and many uncovered spaces
PG&E: Separate meters
Kitchens: electric stove, disposal, dishwasher
Heating: central forced air
Water heater: individual
Water: Paid by owner
Electrical: Circuit breakers – modern, replaced
Laundry: Individual laundry rooms in each apartment – owned equipment