Sausalito 94965 · Marin City · APN 052-363-11 · Unincorporated Marin
Zoned RMP-10 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,574,000 ($1,385,000–$1,763,000).
Zone RMP-10 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 (8 total permits, latest Jan 12, 2026).
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.
Since November 2024 within ½ mile: 1 demolition.
$1,574,000
Benchmark range: $1,385,000 – $1,763,000
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)
Remodel / interior alteration (178315): Issued after 14 mo (5.1× 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: 74 new homes at 825 Drake Ave (0.28 mi SE, 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)
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.
311 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-10 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 12.1 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
In "Applied" for 9.6 yr (since Mar 20, 2017), with no new permit record in 9.6 yr. · $250,000 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
Permit issued and active for 6.7 yr (first record Feb 19, 2020), with no completion or new permit record in 6.7 yr. · $16,900 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 other (254 Shoreline Hwy): First appeared in published agency feed
Record B48920 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby windows / doors / siding (220 Cardinal Rd): First appeared in published agency feed
Record B48903 · 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)
156 Shoreline Hwy · $2,059,500 valuation
Records span Dec 30, 2024 to Aug 17, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Electrical / panel permit application filed (B45428)
Current status: Issued
Replace like for like electric panels. — Service Upgrade · Declared valuation: $2,500 · Contractor: Talley Electric Service
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B45428)
Recorded status: Issued
Replace like for like electric panels. — Service Upgrade · Declared valuation: $2,500 · Contractor: Talley Electric Service
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)
302 Starling Rd · $10,000 valuation
Records span Mar 27, 2025 to Apr 10, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Remodel / interior alteration permit issued (178315)
Recorded status: Issued
Conversion Of Basement To Office; (N) Stairs, Full Bath, Sliding Door & Fixed Window · Declared valuation: $80,000 · Contractor: Ed Beacon Construction Inc
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)
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)
Windows / doors / siding permit application filed (B36926)
Current status: Issued
Replace 1 Provia entry door (like for like) — Non-structural Door/Window Replacement · Declared valuation: $6,808 · Contractor: Jemico Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (B36926)
Recorded status: Issued
Replace 1 Provia entry door (like for like) — Non-structural Door/Window Replacement · Declared valuation: $6,808 · Contractor: Jemico Llc
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).
Issued after 14 mo (5.1× 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 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).
Active in "Issued" for 3.2 yr (first record Sep 6, 2023) with no new permit activity recorded in 2 yr.
Active in "Issued" for 7.9 yr (first record Dec 10, 2018) with no new permit activity recorded in 7.8 yr.
Active in "Issued" for 6.7 yr (first record Feb 19, 2020) with no new permit activity recorded in 6.7 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 |
|---|---|---|---|---|
| Jemico | Windows / doors / siding | 3 on parcel3 in ½ mi | $113,121 | 0 vs 0 prior |
| Ed Beacon Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $80,000 | 0 vs 0 prior |
| Van Midde And Son Concrete | New garage / accessory structure | 1 on parcel1 in ½ mi | $50,000 |
| 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 ($15,750/yr) + local voter-approved bond debt ($2,363/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.
−$80,744/yr
Cash needed: $346,500
NOI: $14,825/yr
P&I: $7,964/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 | −$7,183/mo | -24.9% | $13,660/mo | −$7,176/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$6,729/mo | -23.3% | $12,643/mo | −$6,498/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 | −$6,468/mo | -22.4% | $12,350/mo | −$5,982/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 like for like electric panels. — Service Upgrade
Conversion Of Basement To Office; (N) Stairs, Full Bath, Sliding Door & Fixed Window
Replace 1 Provia entry door (like for like) — Non-structural Door/Window Replacement
Replace 14 retrofit windows and 2 windows, nail on fin installation. — Non-structural Door/Window Replacement
Replace 7 retrofit windows and 1 Provia entry door. Requesting egress exception for bedroom window as existing window does not meet egress. — Non-structural Door/Window Replacement
Add Storage & Ret Wall In Crawl Sp T.D. 10-16-20
2 Battery Backup For Existing Pv - Fast Track T.D. 3-6-20
Pv 6.30 Kw Express
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
0.02 acres
Assessor's classification for assessment purposes. This is not zoning.
202 BAY VISTA CIR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 052-363-11. Assessed value is not market value.
Search by parcel number 052-363-11 (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.
| Semper Solaris | Solar / battery storage | 1 on parcel1 in ½ mi | $23,900 | 0 vs 0 prior |
| Talley Electric Service | Electrical / panel | 1 on parcel1 in ½ mi | $2,500 | 0 vs 0 prior |
| Owner Builder Recent nearby: 156 Shoreline Hwy (Aug 17, 2026) | Remodel / interior alteration | 28 in ½ mi | $5,465,800 | 226 vs 240 prior−6% |
| Owner Recent nearby: 302 Starling Rd (Apr 10, 2025) | Remodel / interior alteration | 25 in ½ mi | $1,703,225 | 25 vs 15 prior+67% |
| Ga Higgins Recent nearby: 427 Sherwood Dr - Apt #102 (Mar 24, 2017) | Remodel / interior alteration | 22 in ½ mi | $235,600 | 0 vs 0 prior |
| Rods General Builders Recent nearby: 427 Sherwood Dr - Apt #306 (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 216 A-D (May 1, 2019) | Remodel / interior alteration | 6 in ½ mi | $127,400 | 0 vs 11 prior−100% |
| 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.