San Rafael 94901 · Country Club · APN 016-052-05 · Unincorporated Marin
Zoned R1-B4 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,744,000 ($1,535,000–$1,953,000).
Zoned R1-B4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 38,725 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 10, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
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: 1 homes completed, 6 permitted, 1 proposed or in review.
8 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.
116 permits within ½ mile since November 2024
$1,744,000
Benchmark range: $1,535,000 – $1,953,000
Remodel / interior alteration (93159): Pending in review for 18 mo (6.8× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home (0.43 mi W, entitled). 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 (~$1,709/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 12.7 yr (first record Mar 10, 2014), with no completion or new permit record in 12.6 yr. · $50,000 declared valuation
Permit issued and active for 12.5 yr (first record May 19, 2014), with no completion or new permit record in 12.2 yr. · 1 unit · $1,400,000 declared valuation
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 Apr 2, 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
Permit issued and active for 8.4 yr (first record Jun 19, 2018), with no completion or new permit record in 8.4 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 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
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)
29 Pt San Pedro Rd A D U 29 A · 1 unit · $40,000 valuation
Records span Aug 29, 2025 to Nov 19, 2025 (1 permit).
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)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
Plumbing / water heater / sewer permit application filed (B42704)
Current status: Issued
Bathroom Remodel- Scope of Work: Work includes full demolition of existing finishes and removel of built-in bathtub. Convert tub area into new makeup station, wall tile installation in shower, niche, and frameless glass enclosure. Remodel to include updated flooring, lighting, plumbing fixtures, accessories, and paint. Existing vanity and countertop to remain in place and be protected throughout construction. All finish materials to be selected by client from approved collection. · Declared valuation: $15,000 · Contractor: Green Bay Remodeling Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B42704)
Recorded status: Issued
Bathroom Remodel- Scope of Work: Work includes full demolition of existing finishes and removel of built-in bathtub. Convert tub area into new makeup station, wall tile installation in shower, niche, and frameless glass enclosure. Remodel to include updated flooring, lighting, plumbing fixtures, accessories, and paint. Existing vanity and countertop to remain in place and be protected throughout construction. All finish materials to be selected by client from approved collection. · Declared valuation: $15,000 · Contractor: Green Bay Remodeling Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B42428)
Current status: Issued
Demolish and remove existing shower materials in compliance with California Building Code (CBC) and California Plumbing Code (CPC). Inspect framing and subfloor; repair or reinforce as needed to meet structural and waterproofing standards. Install pre-fabricated, UPC-listed shower pan with approved drain connection per 2022 CPC. Install pre-fabricated, waterproof shower wall panels with code-complaint adhesives and sealants. Perform minor plumbing adjustments using code-approved materials and methods. Apply watertight sealants at all transitions and joints to maintain a waterproof system. Confirm all installations meet current California energy and water efficiency standards (flow rates, valve types, etc.). Final clean up and project turnover, ready for inspection if required. · Declared valuation: $7,000 · Contractor: Green Bay Remodeling Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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 →In "Entitled" for 7 yr (since Nov 26, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
Pending in review for 18 mo (6.8× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
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 12.5 yr (first record May 19, 2014) with no new permit activity recorded in 12.2 yr. High-impact scale (1 housing unit, $1,400,000 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).
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 |
|---|---|---|---|---|
| Green Bay Remodeling | Plumbing / water heater / sewer | 3 on parcel3 in ½ mi | $29,000 | 5 vs 5 prior |
| Sonomarin Solar_inc | Solar / battery storage | 1 on parcel1 in ½ mi | $27,304 | 0 vs 0 prior |
| Owner Builder Recent nearby: 90 Montecito Rd (Nov 6, 2026) | Remodel / interior alteration | 27 in ½ mi | $8,806,150 |
| 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 ($17,450/yr) + local voter-approved bond debt ($2,618/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
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.
−$99,357/yr
Cash needed: $383,900
NOI: $6,527/yr
P&I: $8,824/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 | −$8,639/mo | -27.0% | $14,934/mo | −$8,667/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,125/mo | −$8,280/mo | -25.9% | $13,822/mo | −$8,131/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 | −$8,073/mo | -25.2% | $13,501/mo | −$7,723/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.
Bathroom Remodel- Scope of Work: Work includes full demolition of existing finishes and removel of built-in bathtub. Convert tub area into new makeup station, wall tile installation in shower, niche, and frameless glass enclosure. Remodel to include updated flooring, lighting, plumbing fixtures, accessories, and paint. Existing vanity and countertop to remain in place and be protected throughout construction. All finish materials to be selected by client from approved collection.
Demolish and remove existing shower materials in compliance with California Building Code (CBC) and California Plumbing Code (CPC). Inspect framing and subfloor; repair or reinforce as needed to meet structural and waterproofing standards. Install pre-fabricated, UPC-listed shower pan with approved drain connection per 2022 CPC. Install pre-fabricated, waterproof shower wall panels with code-complaint adhesives and sealants. Perform minor plumbing adjustments using code-approved materials and methods. Apply watertight sealants at all transitions and joints to maintain a waterproof system. Confirm all installations meet current California energy and water efficiency standards (flow rates, valve types, etc.). Final clean up and project turnover, ready for inspection if required.
Non Structural Partial Bathroom Remodel **5/16/25 Withdrawn By Applicant Bbw
PHOTOVOLTAIC - RESIDENTIAL TILT ROOF MOUNT, GRID TIED. AC COUPLED BATTERY INSTALLATION WITH ENPHASE IQ BATTERY 3 SYSTEM SIZE 4.80 kW (DC STC)
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
0.89 acres
Assessor's classification for assessment purposes. This is not zoning.
9 PIGEON HOLLOW RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 016-052-05. Assessed value is not market value.
Search by parcel number 016-052-05 (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 | 17 in ½ mi | $4,066,700 | 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 |
| 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 |
| Marshall White Construction Recent nearby: 175 Montecito Rd (Feb 18, 2016) | Addition (adds square footage) | 2 in ½ mi | $400,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d prior) |
| Remodel / interior alterationOn this parcel | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| Plumbing / water heater / sewerOn this parcel | 2,211 | 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.