Sausalito 94965 · Marin City · APN 052-152-03 · Unincorporated Marin
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,581,000 ($1,391,000–$1,771,000).
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,322 sq ft lot.
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 Feb 9, 2023).
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.
290 permits within ½ mile since November 2024
$1,581,000
Benchmark range: $1,391,000 – $1,771,000
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)
New garage / accessory structure (90431): Pending in review for 4.1 yr (9.0× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: 74 new homes at 825 Drake Ave (0.12 mi E, 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)
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 R1 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 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 plumbing / water heater / sewer (400 Tennessee Glen Way): First appeared in published agency feed
Record B49038 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (301 Tennessee Valley Rd): First appeared in published agency feed
Record B49005 · 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)
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)
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)
Annual ZIP 94965 home-value index checkpoint
Changed from $1,650,994 in September 2023 to $1,596,850 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
190 Donahue St · $70,000 valuation
Records span Jun 30, 2023 to Dec 7, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94965 home-value index checkpoint
Changed from $1,761,089 in September 2022 to $1,650,994 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
53 Buckelew St · 1 unit · $125,000 valuation
Records span Apr 7, 2023 to Jul 19, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
150 Donahue St · $25,000 valuation
Records span Apr 21, 2023 to Jun 16, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
825 Drake Ave · 74 units · $8,731,920 valuation
Records span Nov 30, 2020 to May 26, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Solar / battery storage permit application filed (B32542)
Current status: Issued
Solar Installation 4.200 kW (12x SPR-X21-350-BLK-E-AC) , New Main Service Panel<div><br></div><div>**2/17/23: updated valuation**</div> · Declared valuation: $21,190 · Contractor: Ambrose Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B32542)
Recorded status: Issued
Solar Installation 4.200 kW (12x SPR-X21-350-BLK-E-AC) , New Main Service Panel<div><br></div><div>**2/17/23: updated valuation**</div> · Declared valuation: $21,190 · Contractor: Ambrose Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
238 Donahue St · 1 unit · $1,500 valuation
Records span Dec 9, 2022 to Jan 31, 2023 (1 permit).
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 →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).
Pending in review for 4.1 yr (9.0× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
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 Apr 28, 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 May 12, 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).
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 |
|---|---|---|---|---|
| Owner | Remodel / interior alteration | 1 on parcel20 in ½ mi | $1,778,500 | 25 vs 15 prior+67% |
| Metal Roof | Roof replacement | 1 on parcel1 in ½ mi | $30,000 | 0 vs 0 prior |
| Ambrose Construction | Solar / battery storage | 1 on parcel1 in ½ mi | $21,190 |
| 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 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 ($15,800/yr) + local voter-approved bond debt ($2,370/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.
−$81,104/yr
Cash needed: $347,600
NOI: $14,768/yr
P&I: $7,989/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 | −$7,213/mo | -24.9% | $13,702/mo | −$7,206/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$6,759/mo | -23.3% | $12,682/mo | −$6,528/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 | −$6,498/mo | -22.4% | $12,388/mo | −$6,013/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.
Solar Installation 4.200 kW (12x SPR-X21-350-BLK-E-AC) , New Main Service Panel<div><br></div><div>**2/17/23: updated valuation**</div>
Remove existing roof and dispose of debris. Install class A metal standing seam roof system — ReRoofing
New Garage Fire Review Req
Rmdl Kit & Ba; New Heater; Repl Water Heater; Install Direct Vent Gas Firepl; Smoke Detectors And Co2 Detector
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
0.21 acres
Assessor's classification for assessment purposes. This is not zoning.
28 BUCKELEW ST
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 052-152-03. Assessed value is not market value.
Search by parcel number 052-152-03 (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.
| 0 vs 0 prior |
| Owner Builder Recent nearby: 121 Drake Ave (121 - 135) (May 15, 2026) | Remodel / interior alteration | 26 in ½ mi | $4,188,600 | 226 vs 240 prior−6% |
| Ga Higgins Recent nearby: 427 Sherwood Dr - Apt #307 (Mar 24, 2017) | Remodel / interior alteration | 22 in ½ mi | $235,600 | 0 vs 0 prior |
| Rods General Builders Recent nearby: 475 Sherwood Dr - Apt #301 (Mar 24, 2017) | Remodel / interior alteration | 13 in ½ mi | $136,700 | 0 vs 0 prior |
| Lek Enterprises Recent nearby: 214 Villa Garden Dr Units Bldg 218 A-E (May 1, 2019) | Remodel / interior alteration | 6 in ½ mi | $127,400 | 0 vs 11 prior−100% |
| Chesapeake Finishing Recent nearby: 427 Sherwood Dr (Aug 3, 2017) | New garage / accessory structure | 5 in ½ mi | $440,000 | 0 vs 0 prior |
| Icon General Contractors Recent nearby: 190 Donahue St (Dec 7, 2023) | Commercial tenant improvement | 4 in ½ mi | $670,000 | 0 vs 2 prior |
| Wci Gc Recent nearby: 100 Shoreline Hwy B (Nov 10, 2014) | Commercial tenant improvement | 3 in ½ mi | $1,305,000 | 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 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 |
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.