Greenbrae 94904 · APN 070-261-13 · Larkspur
Since October 2024 within ½ mile: 4 permitted, 2 proposed or in review; 1 demolition.
7 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.
251 permits within ½ mile since October 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.
$2,572,000
Benchmark range: $2,186,000 – $2,958,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 31, 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.
We don't have building permits for Larkspur, 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 Larkspur's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Oct 31, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-1 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.
In "Applied" for 12.3 yr (since Jul 8, 2014), with no new permit record in 12.3 yr. · $11,500 declared valuation
In "Applied" for 12.2 yr (since Aug 12, 2014), with no new permit record in 12.2 yr. · 1 unit · $300,000 declared valuation
Permit issued and active for 11.7 yr (first record Feb 17, 2015), with no completion or new permit record in 11.4 yr. · 1 unit · $600,000 declared valuation
Permit issued and active for 10.7 yr (first record Mar 3, 2016), with no completion or new permit record in 10.6 yr. · $2,500 declared valuation
Permit issued and active for 8.8 yr (first record Jan 25, 2018), with no completion or new permit record in 8.6 yr. · $12,000 declared valuation
Permit issued and active for 6.3 yr (first record Jul 30, 2020), with no completion or new permit record in 6 yr. · 1 unit · $12,725 declared valuation
Nearby addition (adds square footage) (22 Via Cheparro): Declared valuation changed from (blank) to 185000
Record 94589 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (22 Via Cheparro): Description text was updated
Record 94589 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby windows / doors / siding (160 Tioga Ln): First appeared in published agency feed
Record B48932 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (110 Corte Anita): First appeared in published agency feed
Record B48939 · 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 $2,157,052 in September 2025 to $2,308,409 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
15 La Cuesta Dr · $50,000 valuation
Records span Jun 10, 2026 to Aug 21, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
435 Los Cerros Dr · 1 unit · $150,000 valuation
Records span Jul 11, 2025 to Jun 5, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
28 Corte Morada · 1 unit · $550,000 valuation
Records span Feb 25, 2026 to Jun 4, 2026 (1 permit).
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 94904 home-value index checkpoint
Changed from $2,256,428 in September 2024 to $2,157,052 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
33 Bretano Way · 1 unit · $750,000 valuation
Records span Apr 11, 2025 to Sep 24, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (New ADU)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94904 home-value index checkpoint
Changed from $2,228,680 in September 2023 to $2,256,428 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94904 (not a parcel appraisal)
3 Los Cerros Dr · 1 unit · $294,000 valuation
Records span May 15, 2024 to Sep 23, 2024 (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 Larkspur development graph →Active in "Issued" for 18 mo (first record May 13, 2025) with no new permit activity recorded in 18 mo.
Active in "Issued" for 19 mo (first record Apr 11, 2025) with no new permit activity recorded in 13 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Active in "Applied" for 12.3 yr (first record Jul 8, 2014) with no new permit activity recorded in 12.3 yr.
Active in "Applied" for 12.2 yr (first record Aug 12, 2014) with no new permit activity recorded in 12.2 yr.
Active in "Entitled" for 12 mo (first record Oct 28, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 2.5 yr (first record May 15, 2024) with no new permit activity recorded in 2.1 yr.
HUD Small Area Fair Market Rent · ZIP 94904
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 ($25,700/yr) + local voter-approved bond debt ($3,855/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$157,511/yr
Cash needed: $565,400
NOI: -$1,567/yr
P&I: $12,995/mo
For $0/mo net cash flow
At $3,275/mo 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 | $3,013/mo | −$13,502/mo | -28.7% | $21,860/mo | −$13,590/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,275/mo | −$13,126/mo | -27.9% | $20,234/mo | −$13,028/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,472/mo | −$12,910/mo | -27.4% | $19,764/mo | −$12,600/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 13, 2025 – May 13, 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 Oct 31, 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 | New ADU(BD2310-0035) | ADU · Renter | — | 1 (May 13, 2025) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From Larkspur'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 Oct 31, 2026
0.76 acres
Assessor's classification for assessment purposes. This is not zoning.
23 PASEO WAY; 23 PASEO WAY A
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 31, 2026
Search by parcel number 070-261-13. Assessed value is not market value.
Search by parcel number 070-261-13 (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.