Greenbrae 94904 · Greenbrae · APN 023-021-11 · Unincorporated Marin
Zoned RSP-4.36-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $2,163,000 ($1,903,000–$2,423,000).
Zone RSP-4.36-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 12, 2026).
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: 1 proposed or in review.
2 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.
20 permits within ½ mile since November 2024
$2,163,000
Benchmark range: $1,903,000 – $2,423,000
Addition (adds square footage) (182305): Issued after 18 mo (3.5× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home (0.19 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 (~$2,110/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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 RSP-4.36-BFC 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 12.6 yr (first record Apr 23, 2014), with no completion or new permit record in 12.5 yr. · $300 declared valuation
Permit issued and active for 8.1 yr (first record Oct 4, 2018), with no completion or new permit record in 8.1 yr. · 1 unit
Permit issued and active for 8.1 yr (first record Oct 4, 2018), with no completion or new permit record in 8.1 yr. · 1 unit
In "Entitled" for 5.1 yr (since Oct 1, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Applied" for 14 mo (since Aug 29, 2025), with no new permit record in 10 mo. · $109,000,000 declared valuation
In "Applied" for 8 mo (since Mar 20, 2026), with no new permit record in 8 mo. · 1 unit
Electrical / panel permit application filed (B48737)
Current status: Issued
Service Upgrade · Declared valuation: $4,500 · Contractor: C L S Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B48737)
Recorded status: Issued
Service Upgrade · Declared valuation: $4,500 · Contractor: C L S Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Addition (adds square footage) permit issued (182305)
Recorded status: Issued
Addition @ Rear Of Cottage; Rmdl Laundry & Bath; Reroof; Heat Pump; Siding; Windows/Doors In Area Of Rmdl/Addn *Extended To 6-17-27 Sg* · Declared valuation: $150,000 · Contractor: C L Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
20 Lucky Dr · 1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
193 Sir Francis Drake Blvd E · $109,000,000 valuation
Records span Aug 29, 2025 to Dec 29, 2025 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
HVAC / heat pump permit application filed (B44238)
Current status: Issued
ADD NEW HEAT PUMP — Mechanical Appliance · Declared valuation: $10,811 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B44238)
Recorded status: Issued
ADD NEW HEAT PUMP — Mechanical Appliance · Declared valuation: $10,811 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Addition (adds square footage) permit application filed (182305)
Current status: Issued
Addition @ Rear Of Cottage; Rmdl Laundry & Bath; Reroof; Heat Pump; Siding; Windows/Doors In Area Of Rmdl/Addn *Extended To 6-17-27 Sg* · Declared valuation: $150,000 · Contractor: C L Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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)
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)
General repair permit issued (171996)
Recorded status: Issued
Raise House, Shed, And Deck Above B F E- *Structural Elevation Project* · Declared valuation: $274,345 · Contractor: Mid-Cal Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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 →Issued after 18 mo (3.5× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
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).
Issued after 10 mo (3.7× the 83d median) — above the 75th percentile for general repair permits in Unincorporated Marin (median 83d, 75th pct 181d, n=693).
Active in "Applied" for 14 mo (first record Aug 29, 2025) with no new permit activity recorded in 10 mo. High-impact scale ($109,000,000 declared valuation across 2 permits).
Active in "Issued" for 12.6 yr (first record Apr 23, 2014) with no new permit activity recorded in 12.5 yr.
Active in "Issued" for 8.1 yr (first record Oct 4, 2018) with no new permit activity recorded in 8.1 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Mid Cal Construction | General repair | 1 on parcel1 in ½ mi | $274,345 | 0 vs 0 prior |
| Cl Construction | Addition (adds square footage) | 1 on parcel1 in ½ mi | $150,000 | 0 vs 0 prior |
| Ernest Ongaro And Sons | HVAC / heat pump | 1 on parcel1 in ½ mi | $10,811 | 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) |
| 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 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 ($21,650/yr) + local voter-approved bond debt ($3,248/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.
−$129,598/yr
Cash needed: $476,300
NOI: $1,771/yr
P&I: $10,947/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 | −$11,176/mo | -28.2% | $18,613/mo | −$11,243/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,275/mo | −$10,800/mo | -27.2% | $17,228/mo | −$10,681/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 | −$10,583/mo | -26.7% | $16,828/mo | −$10,253/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.
Service Upgrade
Addition @ Rear Of Cottage; Rmdl Laundry & Bath; Reroof; Heat Pump; Siding; Windows/Doors In Area Of Rmdl/Addn *Extended To 6-17-27 Sg*
ADD NEW HEAT PUMP — Mechanical Appliance
Raise House, Shed, And Deck Above B F E- *Structural Elevation Project*
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
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
127 GREENBRAE BOARDWALK
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 023-021-11. Assessed value is not market value.
Search by parcel number 023-021-11 (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.
| Cls Electric | Electrical / panel | 1 on parcel1 in ½ mi | $4,500 | 0 vs 0 prior |
| Owner Builder Recent nearby: 43 Greenbrae Boardwalk (May 9, 2025) | Demolition | 7 in ½ mi | $588,300 | 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 |
| 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) |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
| 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.