San Rafael 94901 · Country Club · APN 016-033-03 · Unincorporated Marin
Zoned R1-B4 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,707,000 ($1,502,000–$1,912,000).
Zone R1-B4 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Sep 24, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 5 permitted, 1 proposed or in review.
6 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
89 permits within ½ mile since November 2024
$1,707,000
Benchmark range: $1,502,000 – $1,912,000
Closest lead: New home at 53 Montecito Rd (0.15 mi SW, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,673/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 14, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 14, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R1-B4 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 12.9 yr (first record Dec 26, 2013), with no completion or new permit record in 10.4 yr. · 1 unit · $1,636,842 declared valuation
In "Entitled" for 8.6 yr (since Mar 23, 2018), with no new permit record in 8.6 yr. · 1 unit
Permit issued and active for 8.9 yr (first record Dec 27, 2017), with no completion or new permit record in 8.5 yr. · 1 unit · $1,498,000 declared valuation
In "Applied" for 7.7 yr (since Mar 6, 2019), with no new permit record in 7.7 yr. · 1 unit · $168,000 declared valuation
In "Entitled" for 6.4 yr (since Jun 3, 2020), with no new permit record in 6.4 yr. · 1 unit
In "Entitled" for 6.3 yr (since Aug 4, 2020), with no new permit record in 6.3 yr. · 1 unit
Nearby roof replacement (1 Schirado Pl): First appeared in published agency feed
Record B49091 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (90 Montecito Rd): First appeared in published agency feed
Record 182920 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (90 Montecito Rd): No longer present in latest agency feed
Record 94095 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (10 Morgan Ln): Description text was updated
Record 94603 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (25 Moncada Way): First appeared in published agency feed
Record B48957 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (10 Morgan Ln): First appeared in published agency feed
Record 94603 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,376,137 in September 2025 to $1,394,155 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94901 (not a parcel appraisal)
8 Pigeon Hollow Rd · 1 unit · $279,650 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
49 Montecito Rd · 1 unit · $250,000 valuation
Records span Aug 8, 2022 to Nov 6, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94901 home-value index checkpoint
Changed from $1,415,574 in September 2024 to $1,376,137 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94901 (not a parcel appraisal)
100 Summit Ave (Adu 100a) · 1 unit · $100,000 valuation
Records span Aug 25, 2023 to Aug 11, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
41 Fairway Dr (Adu 41a) · 1 unit · $2,025,000 valuation
Records span Dec 4, 2024 to May 5, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 Morgan Ln (Adu 1a) · 1 unit · $65,000 valuation
Records span May 31, 2023 to Mar 12, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
8 Pigeon Hollow Rd (Adu 8a) · 1 unit · $199,750 valuation
Records span Dec 7, 2023 to Jan 7, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94901 home-value index checkpoint
Changed from $1,407,895 in September 2023 to $1,415,574 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94901 (not a parcel appraisal)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Active in "Issued" for 8.9 yr (first record Dec 27, 2017) with no new permit activity recorded in 8.5 yr. High-impact scale (1 housing unit, $1,498,000 declared valuation across 1 permit).
Active in "Issued" for 5.3 yr (first record Jul 16, 2021) with no new permit activity recorded in 3.9 yr. High-impact scale (1 housing unit, $2,515,850 declared valuation across 1 permit).
Active in "Issued" for 5.6 yr (first record Mar 22, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
Active in "Issued" for 12.9 yr (first record Dec 26, 2013) with no new permit activity recorded in 10.4 yr. High-impact scale (1 housing unit, $1,636,842 declared valuation across 2 permits).
Active in "Issued" for 23 mo (first record Dec 4, 2024) with no new permit activity recorded in 18 mo. High-impact scale (1 housing unit, $2,025,000 declared valuation across 1 permit).
In "Applied" for 4 yr (since Nov 23, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 323 parcels
Small prior baseline
City baseline: 16.3 / 1k
5 in trailing 24m
Includes 6 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Ledesma Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Nerd Energy | EV charger | 1 on parcel1 in ½ mi | $3,900 | 0 vs 0 prior |
| Owner Builder Recent nearby: 90 Montecito Rd (Nov 6, 2026) | Accessory dwelling unit (new or conversion) | 28 in ½ mi | $9,034,150 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 210d(vs 276d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94901
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($17,050/yr) + local voter-approved bond debt ($2,558/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$97,789/yr
Cash needed: $375,100
NOI: $5,668/yr
P&I: $8,621/mo
For $0/mo net cash flow
At $3,125/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,875/mo | −$8,508/mo | -27.2% | $14,751/mo | −$8,545/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,125/mo | −$8,149/mo | -26.1% | $13,654/mo | −$8,009/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,313/mo | −$7,943/mo | -25.4% | $13,337/mo | −$7,600/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Replace 100 Amp Zinsco Sub-Panel 1 for 1. Add 48A EVSE with load management. — EV Charging Station
Install 2 Furnaces & Air Conditioning Units
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 14, 2026
0.46 acres
Assessor's classification for assessment purposes. This is not zoning.
120 MONTECITO RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 016-033-03. Assessed value is not market value.
Search by parcel number 016-033-03 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 226 vs 240 prior−6% |
| Owner Recent nearby: 113 Marina Blvd (May 1, 2023) | Remodel / interior alteration | 13 in ½ mi | $2,583,200 | 25 vs 15 prior+67% |
| Sausalito Construction Recent nearby: 195 Fairway Dr (Jun 22, 2016) | New single-family home | 3 in ½ mi | $3,416,842 | 0 vs 0 prior |
| Apache Pools Recent nearby: 255 Margarita Dr (Oct 7, 2015) | Pool / spa | 3 in ½ mi | $164,000 | 0 vs 0 prior |
| Kelly Domer Partners Dba Pacific Constr Recent nearby: 315 Summit Ave (Mar 27, 2018) | New garage / accessory structure | 2 in ½ mi | $2,501,500 | 4 vs 2 prior |
| Stronghold Builders Recent nearby: 197 Fairway Dr (Aka 195) (Feb 8, 2022) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $1,400,000 | 0 vs 0 prior |
| Hayes And Assoc Const Recent nearby: 76 Moncada Way (Aug 2, 2017) | Addition (adds square footage) | 2 in ½ mi | $679,000 | 0 vs 0 prior |
| Kerr Construction Recent nearby: 285 Summit Ave (Apr 11, 2016) | New garage / accessory structure | 2 in ½ mi | $670,000 | 2 vs 2 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| EV chargerOn this parcel | 482 | 0d | 0d | 0d | 0d | 0d |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.