Sausalito 94965 · APN 065-181-39 · Sausalito
Zoned R-1-6 in Sausalito and mapped CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,696,000 ($1,442,000–$1,950,000).
Estimated range $1,442,000–$1,950,000 derived from area zhvi + acs + permit benchmark and 13,591 sq ft lot geometry.
Source: ZIP 94965 Zillow Home Value Index ($1,591,406, September 2026) (Data provided by Zillow)
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 Mar 24, 2025)
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: 6 homes completed, 7 permitted, 4 proposed or in review.
17 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.
3 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 15, 2026
$1,696,000
Benchmark range: $1,442,000 – $1,950,000
New home: Active in "Issued" for 2.4 yr (first record Jul 6, 2024) with no new permit activity recorded in 2.4 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home (0.28 mi N, 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)
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 Sausalito, 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 Sausalito's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 15, 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-1-6 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 2.4 yr (first record Jul 6, 2024), with no completion or new permit record in 2.4 yr. · 1 unit
Permit issued and active for 5.5 yr (first record May 10, 2021), with no completion or new permit record in 5.5 yr. · 1 unit
Permit issued and active for 5.1 yr (first record Sep 22, 2021), with no completion or new permit record in 5.1 yr. · 1 unit
Permit issued and active for 5 yr (first record Nov 1, 2021), with no completion or new permit record in 5 yr. · 1 unit
Permit issued and active for 5 yr (first record Dec 1, 2021), with no completion or new permit record in 5 yr. · 1 unit
Permit issued and active for 4.7 yr (first record Mar 11, 2022), with no completion or new permit record in 4.7 yr. · 1 unit
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)
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 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)
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)
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)
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)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Sausalito development graph →Active in "Issued" for 2.4 yr (first record Jul 6, 2024) with no new permit activity recorded in 2.4 yr.
Active in "Issued" for 3.8 yr (first record Jan 11, 2023) with no new permit activity recorded in 3.8 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
Active in "Entitled" for 3.2 yr (first record Sep 19, 2023) with no new permit activity recorded in 3.2 yr.
Active in "Issued" for 3.1 yr (first record Sep 25, 2023) with no new permit activity recorded in 3.1 yr.
Active in "Entitled" for 2.6 yr (first record Mar 26, 2024) with no new permit activity recorded in 2.6 yr.
Active in "Issued" for 3.1 yr (first record Sep 28, 2023) with no new permit activity recorded in 3.1 yr.
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 ($20,185/yr) + local voter-approved bond debt ($3,028/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$86,491/yr
Cash needed: $453,775
NOI: $39,371/yr
P&I: $10,488/mo
For $0/mo net cash flow
At $7,200/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 | $6,624/mo | −$8,035/mo | -21.2% | $17,840/mo | −$7,932/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $7,200/mo | −$7,208/mo | -19.1% | $16,512/mo | −$6,696/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $7,632/mo | −$6,733/mo | -17.8% | $16,129/mo | −$5,757/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 unitsJul 6, 2024 – Jul 6, 2024
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 15, 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 |
|---|---|---|---|---|---|---|
| 2024 | West(B2023-0480) | ADU · Renter | 1 (Jul 6, 2024) | 1 (Jul 8, 2024) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Sausalito'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 15, 2026
0.31 acres
Assessor's classification for assessment purposes. This is not zoning.
254 SPENCER AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 15, 2026
Search by parcel number 065-181-39. Assessed value is not market value.
Search by parcel number 065-181-39 (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.