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 Anselmo 94960 APN 176-181-08 |
|---|---|
| Executive Verdict | |
| Synthesis | Zoned R1-BD in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,103,000 ($1,851,000–$2,355,000). 3 upsides4 watchouts |
| Top documented upside | ✓ ADU & SB 9 infill pathways screen as likely eligible |
| 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 | $2,103,000 Band: $1,851,000 – $2,355,000 70% ZIP 94960 Zillow ZHVI ($1,702,818, September 2026) + 30% Sleepy Hollow ACS median ($2,000,000) (Data provided by Zillow) |
| Permitted upgrade credit | +$174,578 |
| Assessor roll value | Not published in county GIS |
| Standardized Pro-Forma, Prop 13 & ADU Value-Add Screen | |
| Modeled purchase basis | $2,105,000 |
| Year 1 Prop 13 tax est. | $24,658/yr $2,055/mo · 1.17% eff. |
| Benchmark 2-BR rent | $3,640/mo HUD FY2026 SAFMR (ZIP 94960, 2BR) |
| Base net cash flow (20% dn) | −$10,149/mo |
| Cap rate / Cash-on-cash | Cap: 0.28%·CoC: -26.3% |
| 600 sq ft ADU screen | Yield on cost: 7.3% Est. build: $323,500 (SB 13 fee-exempt) CF lift: +$49/mo |
| Interactive pro forma | |
| Lot, Zoning & State Housing Pathways | |
| Lot area | 15,594 sq ft(0.36 ac) |
| Assessor use | Single-Resid. - Improved |
| Zoning & General Plan | R1-BD Residential Single Family |
| ADU / JADU (§ 66314) | Likely eligible |
| SB 9 two-unit (§ 65852.21) | Likely eligible |
| SB 9 lot split (§ 66411.7) | Likely eligible |
| ¼-mile ADU precedent (36m) | 1 issued ADU permits |
| Mapped Environmental & Geologic Hazards | |
| FEMA NFHL flood zone | X (all of the lot) |
| CAL FIRE FHSZ | ⚠ Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot) |
| CGS Alquist-Priolo fault | Clear (0% overlap) |
| Permit History & ½-Mile Development Activity | |
| On-parcel permits | 7 recorded Latest: Jul 21, 2026 |
| ½-mile permits (last 24m) | 283 permits |
| ½-mile housing pipeline | 1 units permitted / in review |
| Slow / stalled review leads | 6 flagged nearby |
| Neighborhood renovation pace | 32.7 substantial permits / 1k parcels Rank #4 of 22 |
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.