Sausalito 94965 · Marin City · APN 052-111-02 · Unincorporated Marin
Zoned RMP-18 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,693,000 ($1,490,000–$1,896,000).
Zone RMP-18 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Apr 8, 2026, 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)
21 substantial renovation & housing permits over 24 months (40.5 per 1,000 parcels vs. 16.4 citywide baseline) (#14 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Marin City)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$1,693,000
Benchmark range: $1,490,000 – $1,896,000
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)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
Closest lead: 74 new homes at 825 Drake Ave (300 ft NE, 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 (~$1,660/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
296 permits within ½ mile since November 2024
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 RMP-18 as multifamily 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 Mar 27, 2014), with no completion or new permit record in 12.6 yr. · $42,000 declared valuation
Permit issued and active for 12.1 yr (first record Oct 2, 2014), with no completion or new permit record in 11.8 yr. · $110,000 declared valuation
In "Applied" for 11.6 yr (since Apr 6, 2015), with no new permit record in 11.6 yr. · $48,000 declared valuation
Permit issued and active for 11.4 yr (first record Jun 11, 2015), with no completion or new permit record in 11.2 yr. · 1 unit · $40,000 declared valuation
Permit issued and active for 10.1 yr (first record Oct 18, 2016), with no completion or new permit record in 10 yr. · $20,000 declared valuation
Permit issued and active for 7.9 yr (first record Dec 10, 2018), with no completion or new permit record in 7.8 yr. · 1 unit · $40,000 declared valuation
Nearby addition (adds square footage) (7 West Pier): First appeared in published agency feed
Record 94621 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (24 Gate 6 1/2): First appeared in published agency feed
Record B48906 · 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 $1,532,575 in September 2025 to $1,591,406 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
Plumbing / water heater / sewer permit issued (B46376)
Recorded status: Issued
Replace Plumbing Fixtures(s) · Declared valuation: $2,804 · Contractor: Fast Water Heater Company
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B46376)
Current status: Issued
Replace Plumbing Fixtures(s) · Declared valuation: $2,804 · Contractor: Fast Water Heater Company
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B44890)
Current status: Issued
Remove & replace 30 gallon water heater in mechanical room like for like. — Replace Plumbing Fixtures(s) · Declared valuation: $4,000 · Contractor: Peter Levi Plumbing Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B44890)
Recorded status: Issued
Remove & replace 30 gallon water heater in mechanical room like for like. — Replace Plumbing Fixtures(s) · Declared valuation: $4,000 · Contractor: Peter Levi Plumbing Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94965 home-value index checkpoint
Changed from $1,596,850 in September 2024 to $1,532,575 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
Electrical / panel permit application filed (B42466)
Current status: Issued
Replace all existing Zinsco Sub Panels in 42 out of 48 units. Remaining 6 units already have updated panels. All panels to be located in code-compliant locations — Replace Circuits / Outlets · Declared valuation: $155,000 · Contractor: Divine Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B42466)
Recorded status: Issued
Replace all existing Zinsco Sub Panels in 42 out of 48 units. Remaining 6 units already have updated panels. All panels to be located in code-compliant locations — Replace Circuits / Outlets · Declared valuation: $155,000 · Contractor: Divine Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B41437)
Current status: Issued
Remove and replace 40 Gallon water heater located in the garage like for like. — Replace Plumbing Fixtures(s) · Declared valuation: $4,000 · Contractor: Peter Levi Plumbing Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B41437)
Recorded status: Issued
Remove and replace 40 Gallon water heater located in the garage like for like. — Replace Plumbing Fixtures(s) · Declared valuation: $4,000 · Contractor: Peter Levi Plumbing Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
2 Park Cir · $7,500 valuation
Records span Sep 6, 2023 to Oct 28, 2024 (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 (B39837)
Current status: Issued
Replace existing 40 gallon gas water heater in the garage — Replace Plumbing Fixtures(s) · Declared valuation: $2,900 · Contractor: Water Heater Specialists
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B39837)
Recorded status: Issued
Replace existing 40 gallon gas water heater in the garage — Replace Plumbing Fixtures(s) · Declared valuation: $2,900 · Contractor: Water Heater Specialists
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 →Active in "Issued" for 5.9 yr (first record Nov 30, 2020) with no new permit activity recorded in 3.5 yr. High-impact scale (74 housing units, $8,731,920 declared valuation across 1 permit).
Active in "Issued" for 6.9 yr (first record Dec 30, 2019) with no new permit activity recorded in 5.1 yr. High-impact scale (1 housing unit, $2,200,000 declared valuation across 1 permit).
In "Entitled" for 5.5 yr (since May 12, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 5.5 yr (since Apr 28, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 7.4 yr (since Jul 3, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 7.9 yr (first record Dec 10, 2018) with no new permit activity recorded in 7.8 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 518 parcels
Small prior baseline
City baseline: 16.4 / 1k
21 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Fast Water Heater | Plumbing / water heater / sewer | 3 on parcel3 in ½ mi | $7,576 | 0 vs 0 prior |
| Pedro Femenia And Sons | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $13,244 | 0 vs 0 prior |
| Integrity Electric | Electrical / panel | 2 on parcel2 in ½ mi | $10,500 |
| 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 94965
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 ($16,950/yr) + local voter-approved bond debt ($2,543/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.
−$89,405/yr
Cash needed: $372,900
NOI: $13,445/yr
P&I: $8,571/mo
For $0/mo net cash flow
At $3,950/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 | $3,634/mo | −$7,904/mo | -25.4% | $14,667/mo | −$7,907/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$7,450/mo | -24.0% | $13,576/mo | −$7,229/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,187/mo | −$7,190/mo | -23.1% | $13,261/mo | −$6,714/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 Plumbing Fixtures(s)
Remove & replace 30 gallon water heater in mechanical room like for like. — Replace Plumbing Fixtures(s)
Replace all existing Zinsco Sub Panels in 42 out of 48 units. Remaining 6 units already have updated panels. All panels to be located in code-compliant locations — Replace Circuits / Outlets
Remove and replace 40 Gallon water heater located in the garage like for like. — Replace Plumbing Fixtures(s)
Replace existing 40 gallon gas water heater in the garage — Replace Plumbing Fixtures(s)
Remove/Replace 40 gallon gas water heater in the laundry room. Like for like in the same location. — Replace Plumbing Fixtures(s)
Mechanical Maintenance Permit - Replace Furnace
IN THE BEDROOM Install (4) 5 LED recessed can light with a Nora 5selectable — Replace Circuits / Outlets
Replace furnace — Replace Mechanical Appliance
Remove and replace the 40-gallon nat gas water heater. — Replace Plumbing Fixtures(s)
Minor Repair Of Sheetrock And Insulation
REMOVE/REPLACE GAS WATER HEATER — Replace Plumbing Fixtures(s)
INSTALL 5 fIVE INCH LED RECESSED CAN LIGHTS IN THE BEDROOM INSTALL 6 fIVE INCH LED RECESSED CAN LIGHTS IN THE LIVINGROOM — New Circuits / Outlets
Install 2 new cast iron waste line tie into 4 cast iron waste line. — Replace Plumbing Fixtures(s)
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
1.76 acres
Assessor's classification for assessment purposes. This is not zoning.
10 BUCKELEW ST; 12 BUCKELEW ST; 14 BUCKELEW ST
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 052-111-02. Assessed value is not market value.
Search by parcel number 052-111-02 (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.
| Peter Levi Plumbing | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $8,000 | 0 vs 0 prior |
| Divine Electric | Electrical / panel | 1 on parcel1 in ½ mi | $155,000 | 2 vs 1 prior |
| Ac Armstrong Construction | General repair | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Elevated Comfort | HVAC / heat pump | 1 on parcel1 in ½ mi | $7,415 | 0 vs 0 prior |
| Home Depot The | Windows / doors / siding | 1 on parcel1 in ½ mi | $5,896 | 0 vs 0 prior |
| Serrano Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $4,133 | 0 vs 0 prior |
| Water Heater Specialists | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $2,900 | 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.
replace water heater — Replace Plumbing Fixtures(s)
Replace Existing 40 Gallon Water Heater for Like — Replace Plumbing Fixtures(s)
Furnace replacement AFUE 80 — Replace Mechanical Appliance
Repl 4 Wndws & 1 Patio Door In Kind ***Expired
Repl Furnace***Expired
Replace Furnace ***Expired