Greenbrae 94904 · Greenbrae · APN 022-131-03 · Unincorporated Marin
Zoned A2-B2 in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $2,210,000 ($1,945,000–$2,475,000).
On-parcel permit history is indexed through Feb 5, 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)
Other (170504): Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
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, 1 permitted, 100 proposed or in review (98 of them deed-restricted affordable).
4 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.
23 permits within ½ mile since November 2024
$2,210,000
Benchmark range: $1,945,000 – $2,475,000
Closest lead: 99 new homes (460 ft S, 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 (~$2,155/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 13, 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 13, 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 A2-B2 as agricultural, 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.
In "Entitled" for 5.1 yr (since Oct 1, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 2.1 yr (since Oct 8, 2024), with no new permit record in 2.1 yr. · 19 units
In "Entitled" for 18 mo (since May 14, 2025), with no new permit record in 18 mo. · 99 units
In "Applied" for 8 mo (since Mar 20, 2026), with no new permit record in 8 mo. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $2,157,052 in September 2025 to $2,308,409 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
20 Lucky Dr · 1 unit
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)
Annual ZIP 94904 home-value index checkpoint
Changed from $2,256,428 in September 2024 to $2,157,052 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
99 units · 98 affordable
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
19 units · 4 affordable
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94904 home-value index checkpoint
Changed from $2,228,680 in September 2023 to $2,256,428 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
New garage / accessory structure permit issued (175906)
Recorded status: Issued
Replace (E) Front And Side Decks; Arbor · Declared valuation: $70,975 · Contractor: James S Clough Enterprises Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (175906)
Current status: Issued
Replace (E) Front And Side Decks; Arbor · Declared valuation: $70,975 · Contractor: James S Clough Enterprises Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94904 home-value index checkpoint
Changed from $2,341,947 in September 2022 to $2,228,680 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94904 home-value index checkpoint
Changed from $2,131,023 in September 2021 to $2,341,947 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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 18 mo (since May 14, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (99 housing units, 98 deed-restricted affordable across 0 permits).
In "Entitled" for 2.1 yr (since Oct 8, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (19 housing units, 4 deed-restricted affordable across 0 permits).
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Issued after 9 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
In "Entitled" for 5.1 yr (since Oct 1, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 13 mo (first record Oct 13, 2025) with no new permit activity recorded in 13 mo.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| James S Clough Enterprises | New garage / accessory structure | 1 on parcel1 in ½ mi | $70,975 | 0 vs 0 prior |
| Clough Construction | Other | 1 on parcel1 in ½ mi | $63,475 | 0 vs 0 prior |
| Mid Cal Construction | Other | 1 on parcel1 in ½ mi | $43,630 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
HUD Small Area Fair Market Rent · ZIP 94904
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 ($22,100/yr) + local voter-approved bond debt ($3,315/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.
−$132,846/yr
Cash needed: $486,200
NOI: $1,253/yr
P&I: $11,175/mo
For $0/mo net cash flow
At $3,275/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 | $3,013/mo | −$11,447/mo | -28.3% | $18,991/mo | −$11,518/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,275/mo | −$11,071/mo | -27.3% | $17,578/mo | −$10,956/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,472/mo | −$10,854/mo | -26.8% | $17,170/mo | −$10,528/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 (E) Front And Side Decks; Arbor
Deck; Privacy Screen (No Permit Req For 6' Screen)
Main service panel 100amp like for like replacement — Service Upgrade
Rplc (E) Pier & Floating Deck T.D. 12/17/15
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 13, 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 13, 2026
0.34 acres
Assessor's classification for assessment purposes. This is not zoning.
50 LUCKY DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 022-131-03. Assessed value is not market value.
Search by parcel number 022-131-03 (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.
| Divine Electric | Electrical / panel | 1 on parcel1 in ½ mi | $4,400 | 2 vs 1 prior |
| Owner Builder Recent nearby: 43 Greenbrae Boardwalk (May 9, 2025) | Demolition | 7 in ½ mi | $616,500 | 226 vs 240 prior−6% |
| Owner Recent nearby: 59 Greenbrae Boardwalk (Mar 21, 2019) | Addition (adds square footage) | 2 in ½ mi | $35,000 | 25 vs 15 prior+67% |
| Garcia Reyes Construction Recent nearby: 30 Lucky Dr (Sep 24, 2026) | New garage / accessory structure | 1 in ½ mi | $166,372 | 0 vs 0 prior |
| T Cahoon Property Development Recent nearby: 7 Corte Cayuga (Apr 11, 2018) | Addition (adds square footage) | 1 in ½ mi | $160,000 | 0 vs 0 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d 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) |
| Electrical / panelOn this parcel | 3,019 | 0d | 0d | 0d | 2d | 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.