Belvedere 94920 · APN 060-173-43 · Belvedere
Zoned R-15 in Belvedere with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $3,395,000 ($2,886,000–$3,904,000).
Zoned R-15 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,793 sq ft lot.
Source: Belvedere zoning · CA Gov. Code 66314 & 65852.21
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)
New home: Active in "Issued" for 3.5 yr (first record May 15, 2023) with no new permit activity recorded in 18 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since — within ½ mile: 1 homes completed, 23 permitted, 7 proposed or in review (4 of them deed-restricted affordable).
14 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.
No permit activity recorded within ½ mile.
$3,395,000
Benchmark range: $2,886,000 – $3,904,000
Closest lead: 18 new homes (0.15 mi NW, 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)
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Belvedere)
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.
We don't have building permits for Belvedere, so we can't show what has been permitted nearby.
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 Belvedere'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 R-15 as single-family residential, from the code's name only
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 3.5 yr (first record May 15, 2023), with no completion or new permit record in 18 mo. · 1 unit
Permit issued and active for 12.2 yr (first record Sep 10, 2014), with no completion or new permit record in 12.1 yr. · $9,500 declared valuation
Permit issued and active for 7.5 yr (first record May 2, 2019), with no completion or new permit record in 7.5 yr. · 2 units
Permit issued and active for 7.4 yr (first record Jun 26, 2019), with no completion or new permit record in 7.4 yr. · 1 unit
Permit issued and active for 6.9 yr (first record Dec 12, 2019), with no completion or new permit record in 6.9 yr. · 1 unit
Permit issued and active for 5.8 yr (first record Jan 19, 2021), with no completion or new permit record in 5.8 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $3,090,631 in September 2025 to $3,404,730 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94920 (not a parcel appraisal)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94920 home-value index checkpoint
Changed from $3,209,701 in September 2024 to $3,090,631 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94920 (not a parcel appraisal)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Planning entitlement approved for 1 housing unit (20190376)
Reported in 2025 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
1 unit
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 Belvedere development graph →Active in "Issued" for 3.5 yr (first record May 15, 2023) with no new permit activity recorded in 18 mo.
Active in "Issued" for 2.6 yr (first record Apr 18, 2024) with no new permit activity recorded in 22 mo. High-impact scale (18 housing units, 4 deed-restricted affordable across 0 permits).
Active in "Entitled" for 18 mo (first record May 7, 2025) with no new permit activity recorded in 18 mo.
Active in "Issued" for 3.1 yr (first record Sep 28, 2023) with no new permit activity recorded in 3.1 yr.
Active in "Issued" for 2.6 yr (first record Apr 22, 2024) with no new permit activity recorded in 2.6 yr.
Active in "Entitled" for 15 mo (first record Aug 18, 2025) with no new permit activity recorded in 15 mo.
HUD Small Area Fair Market Rent · ZIP 94920
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 ($33,950/yr) + local voter-approved bond debt ($5,093/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
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.
−$209,395/yr
Cash needed: $746,900
NOI: -$3,392/yr
P&I: $17,167/mo
For $0/mo net cash flow
At $4,100/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 | $3,772/mo | −$17,921/mo | -28.8% | $28,787/mo | −$18,040/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,100/mo | −$17,450/mo | -28.0% | $26,645/mo | −$17,337/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,346/mo | −$17,179/mo | -27.6% | $26,026/mo | −$16,802/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.
Issued1 unitsMay 15, 2023 – May 1, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No building permits are recorded for this parcel since 2016.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | —(20190376) | SFD · Owner | 1 (May 1, 2025) | — | — | — |
| 2023 | 20190376(20190376) | SFD · Owner | 1 (May 15, 2023) | 1 (May 15, 2023) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Belvedere'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.
218 BAY VIEW AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 060-173-43. Assessed value is not market value.
Search by parcel number 060-173-43 (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.