Sausalito 94965 · Marin City · APN 052-422-12 · 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 $1,544,000 ($1,359,000–$1,729,000).
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 (12 total permits, latest Jun 7, 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. 16.3 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.
$1,544,000
Benchmark range: $1,359,000 – $1,729,000
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 (0.14 mi SW, 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 (~$1,517/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 permitted.
1 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.
303 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 14, 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 14, 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 12.6 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 12.9 yr (first record Dec 30, 2013), with no completion or new permit record in 12.6 yr. · 1 unit · $700,000 declared valuation
Permit issued and active for 19 yr (first record Nov 13, 2007), with no completion or new permit record in 12.3 yr. · 1 unit · $256,200 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
Nearby other (1 East Pier): First appeared in published agency feed
Record 94640 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (6 Yellow Ferry Dock): First appeared in published agency feed
Record 94628 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
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)
HVAC / heat pump permit application filed (B47053)
Current status: Issued
New Circuits / Outlets; New Ductwork, Mechanical Appliance · Declared valuation: $3,500 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit application filed (B47054)
Current status: Issued
Non-structural Door/Window Replacement · Declared valuation: $4,300 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B47053)
Recorded status: Issued
New Circuits / Outlets; New Ductwork, Mechanical Appliance · Declared valuation: $3,500 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (B47054)
Recorded status: Issued
Non-structural Door/Window Replacement · Declared valuation: $4,300 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B46264)
Current status: Issued
Service Upgrade · Declared valuation: $2,250 · Contractor: Talley Electric Service
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B46264)
Recorded status: Issued
Service Upgrade · Declared valuation: $2,250 · Contractor: Talley Electric Service
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B45389)
Current status: Issued
Replace like for like panels. — Service Upgrade · Declared valuation: $2,000 · Contractor: Talley Electric Service
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B45389)
Recorded status: Issued
Replace like for like panels. — Service Upgrade · Declared valuation: $2,000 · Contractor: Talley Electric Service
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
20 Issaquah Dock · 1 unit · $950,000 valuation
Records span Aug 4, 2025 to Dec 16, 2025 (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 $1,596,850 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)
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 6 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 15 mo (first record Aug 4, 2025) with no new permit activity recorded in 11 mo. High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 518 parcels
Small prior baseline
City baseline: 16.3 / 1k
21 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder | Remodel / interior alteration | 2 on parcel48 in ½ mi | $45,183,111 | 226 vs 240 prior−6% |
| Owner | Remodel / interior alteration | 6 on parcel31 in ½ mi | $2,278,200 | 25 vs 15 prior+67% |
| Northern Pacific Power | Solar / battery storage | 2 on parcel |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 210d(vs 276d 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 ($15,450/yr) + local voter-approved bond debt ($2,318/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.
−$78,578/yr
Cash needed: $339,900
NOI: $15,170/yr
P&I: $7,812/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 | −$7,002/mo | -24.7% | $13,408/mo | −$6,993/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$6,548/mo | -23.1% | $12,410/mo | −$6,315/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 | −$6,288/mo | -22.2% | $12,122/mo | −$5,800/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.
Non-structural Door/Window Replacement
New Circuits / Outlets; New Ductwork, Mechanical Appliance
Service Upgrade
Replace like for like panels. — Service Upgrade
Bathroom remodel — New Circuits / Outlets, Replace Circuits / Outlets; Replace Plumbing Fixtures(s); Replace Mechanical Appliance
Energy Storage System - Express
5.59 Kw Rooftop Photovoltaic System And Energy Storage System
Electrical panel replacement to support EV-B meter. — New Circuits / Outlets, Service Upgrade, EV Charging Station
Service panel upgrade and firebox replacement — Service Upgrade; Replace Plumbing Fixtures(s); Mechanical Appliance
Remodel Bath***Expired
Replace Exterior Doors***Ext To 4/1/19 Pd Under 146461
Rmdl Kit, Electrical Modifications In Other Locations - Express ***Ext To 5/1/18***Ext To 4/1/19
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 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 14, 2026
0.02 acres
Assessor's classification for assessment purposes. This is not zoning.
129 BUCKELEW ST
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 052-422-12. Assessed value is not market value.
Search by parcel number 052-422-12 (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.
| $69,962 |
| 0 vs 0 prior |
| Talley Electric Service | Electrical / panel | 2 on parcel2 in ½ mi | $4,250 | 0 vs 0 prior |
| 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: 439 Sherwood Dr - Apt #305 (Mar 24, 2017) | Remodel / interior alteration | 13 in ½ mi | $136,700 | 0 vs 0 prior |
| Icon General Contractors Recent nearby: 190 Donahue St (Dec 7, 2023) | Commercial tenant improvement | 5 in ½ mi | $830,000 | 0 vs 2 prior |
| Chesapeake Finishing Recent nearby: 487 Sherwood Dr (Aug 3, 2017) | New garage / accessory structure | 5 in ½ mi | $440,000 | 0 vs 0 prior |
| Mm Construction Recent nearby: 11 Gate 6 1/2 (Feb 5, 2024) | Remodel / interior alteration | 5 in ½ mi | $201,000 | 0 vs 2 prior |
| Sausalito Construction Recent nearby: 29 East Pier (May 17, 2017) | Remodel / interior alteration | 4 in ½ mi | $897,500 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d 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 |
| EV chargerOn this parcel | 482 | 0d | 0d | 0d | 0d | 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.