Screen up to 4 parcels across Executive Verdict, benchmark valuation, standardized Prop 13 & cash-flow math, standalone ADU yield, zoning & SB 9 eligibility, mapped hazards, and ½-mile permit momentum.
| Property (1/4) | San Rafael 94903 APN 165-220-11 |
|---|---|
| Executive Verdict | |
| Synthesis | Zoned PD(1963) in San Rafael and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,250,000 ($1,063,000–$1,438,000). 1 upside4 watchouts |
| Top documented upside | ✓ 25 documented municipal building permits on file |
| Top watchout / verify | ⚠ Mapped flood awareness zone (Zone X: minimal flood hazard) |
| Valuation & Recorded Sales | |
| Market status | Off-market / roll |
| List / last sale price | No recorded sale in feed |
| Benchmark est. value | $1,250,000 Band: $1,063,000 – $1,438,000 ZIP 94903 Zillow Home Value Index ($1,250,063, September 2026) (Data provided by Zillow) |
| Permitted upgrade credit | $0 |
| Assessor roll value | Not published in county GIS |
| Standardized Pro-Forma, Prop 13 & ADU Value-Add Screen | |
| Modeled purchase basis | $1,250,000 |
| Year 1 Prop 13 tax est. | $14,825/yr $1,235/mo · 1.19% eff. |
| Benchmark 2-BR rent | $4,180/mo HUD FY2026 SAFMR (ZIP 94903, 2BR) |
| Base net cash flow (20% dn) | −$4,600/mo |
| Cap rate / Cash-on-cash | Cap: 1.65%·CoC: -20.1% |
| 600 sq ft ADU screen | Yield on cost: 8.6% Est. build: $323,500 (SB 13 fee-exempt) CF lift: +$398/mo |
| Interactive pro forma | |
| Lot, Zoning & State Housing Pathways | |
| Lot area | 646,430 sq ft(14.84 ac) |
| Assessor use | Tax Exempt |
| Zoning & General Plan | PD(1963) |
| ADU / JADU (§ 66314) | Can't tell |
| SB 9 two-unit (§ 65852.21) | Can't tell |
| SB 9 lot split (§ 66411.7) | Can't tell |
| ¼-mile ADU precedent (36m) | Outside municipal permit feed |
| Mapped Environmental & Geologic Hazards | |
| FEMA NFHL flood zone | X (about 86% of the lot), X (about 14% of the lot) |
| CAL FIRE FHSZ | ⚠ High Fire Hazard Severity Zone (Local Responsibility Area) (about 35% of the lot), Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 39% of the lot) |
| CGS Alquist-Priolo fault | Clear (0% overlap) |
| Permit History & ½-Mile Development Activity | |
| On-parcel permits | Outside municipal permit feed |
| ½-mile permits (last 24m) | 15 permits |
| ½-mile housing pipeline | 4 units permitted / in review |
| Slow / stalled review leads | 4 flagged nearby |
| Neighborhood renovation pace | — |
Standardized Screening & Public-Record Provenance
Side-by-side financial figures apply a uniform screening baseline across columns: 20% down payment, 6.50% 30-year fixed financing, county-average Proposition 13 base + voter-approved bond overrides (Rev. & Tax. Code § 71 blended new-construction rule for ADUs), HUD Small Area Fair Market Rents (2-BR main dwelling; 1-BR for the 600 sq ft SB 13 impact-fee-exempt ADU screen), 5% vacancy, and 8% management reserve. Click Customize → on any column to adjust down payment, interest rate, HOA, Mello-Roos/CFD special taxes, or ADU dimensions.
Benchmark valuations combine ZIP-level Zillow Home Value Index trends (Data provided by Zillow), U.S. Census ACS 5-year medians, lot-size adjustments, and depreciated municipal permit valuations. Buildability badges are automated parcel-level screens against state statutes and mapped FEMA NFHL, CAL FIRE FHSZ, and CGS Alquist-Priolo layers — not a formal appraisal, title report, tax opinion, or ministerial zoning determination.