San Rafael 94903 · St. Vincent's · APN 155-011-29 · Unincorporated Marin
Zoned A2-HOD in Unincorporated Marin and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,279,000 ($1,126,000–$1,432,000).
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jul 25, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone A: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
1 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
$1,279,000
Benchmark range: $1,126,000 – $1,432,000
Electrical / panel (93396): Pending in review for 16 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,263/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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 A2-HOD as agricultural, 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.
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,200,587 in September 2025 to $1,250,063 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Annual ZIP 94903 home-value index checkpoint
Changed from $1,237,445 in September 2024 to $1,200,587 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Electrical / panel permit application filed (93396)
Current status: Applied
Collocation Of Antennas, Ancillary Equipment, And Ground Equipment For A New Carrier (Dish Wireless) Onto An Existing Telecommunication Tower. · Declared valuation: $45,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94903 home-value index checkpoint
Changed from $1,210,123 in September 2023 to $1,237,445 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Annual ZIP 94903 home-value index checkpoint
Changed from $1,252,503 in September 2022 to $1,210,123 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Annual ZIP 94903 home-value index checkpoint
Changed from $1,141,413 in September 2021 to $1,252,503 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Sign permit application filed (89061)
Current status: Applied
Parking Lot Lighting · Declared valuation: $15,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94903 home-value index checkpoint
Changed from $933,911 in September 2020 to $1,141,413 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Commercial tenant improvement permit issued (165684)
Recorded status: Issued
Alterations To Bldg & Site · Declared valuation: $310,894 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit application filed (165684)
Current status: Issued
Alterations To Bldg & Site · Declared valuation: $310,894 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B17728)
Current status: Issued
replace kitchen fixtures with low flow replace kitchen lighting with new LED New circuits as needed replace 2 bathroom showers, valves, fans and LED lights Replace 7 bath sinks, faucets Replace laundry sink and fixture Replace Sub Panel Replace water heater Replace 3 windows like kind and size in same opening Replace exterior and interior paneling, siding and trims at window area — New Circuits / Outlets, Service Upgrade, Replace Circuits / Outlets; Replace Plumbing Fixtures(s); Siding Replacement, Non-structural Door/Window Replacement · Declared valuation: $13,890 · Contractor: Wormood Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B17729)
Current status: Issued
Replace kitchen faucet to low flow and sink Replace all lighting to LED Replace electrical as needed to meet code in kit and bahs Replace bath fans Replace Zinsco sub panel Replace Laundry sink and faucet Replace water heater with new high efficiency unit Replace 2 showers with new low flow valves and shower heads replace 5 toilets with low flow Replace 7 sinks and faucets — New Circuits / Outlets, Service Upgrade, Replace Circuits / Outlets; Replace Plumbing Fixtures(s); Siding Replacement, Non-structural Door/Window Replacement · Declared valuation: $13,890 · Contractor: Wormood Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B17728)
Recorded status: Issued
replace kitchen fixtures with low flow replace kitchen lighting with new LED New circuits as needed replace 2 bathroom showers, valves, fans and LED lights Replace 7 bath sinks, faucets Replace laundry sink and fixture Replace Sub Panel Replace water heater Replace 3 windows like kind and size in same opening Replace exterior and interior paneling, siding and trims at window area — New Circuits / Outlets, Service Upgrade, Replace Circuits / Outlets; Replace Plumbing Fixtures(s); Siding Replacement, Non-structural Door/Window Replacement · Declared valuation: $13,890 · Contractor: Wormood Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B17729)
Recorded status: Issued
Replace kitchen faucet to low flow and sink Replace all lighting to LED Replace electrical as needed to meet code in kit and bahs Replace bath fans Replace Zinsco sub panel Replace Laundry sink and faucet Replace water heater with new high efficiency unit Replace 2 showers with new low flow valves and shower heads replace 5 toilets with low flow Replace 7 sinks and faucets — New Circuits / Outlets, Service Upgrade, Replace Circuits / Outlets; Replace Plumbing Fixtures(s); Siding Replacement, Non-structural Door/Window Replacement · Declared valuation: $13,890 · Contractor: Wormood Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit application filed (B16107)
Current status: Issued
Remove and Replace 3 windows like size and kind, Install new siding and trims as needed to repair — Siding Replacement, Non-structural Door/Window Replacement · Declared valuation: $8,900 · Contractor: Wormood Inc
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 →Pending in review for 16 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
| 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) |
| 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 94903
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 ($12,800/yr) + local voter-approved bond debt ($1,920/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.
−$57,361/yr
Cash needed: $281,600
NOI: $20,307/yr
P&I: $6,472/mo
For $0/mo net cash flow
At $4,175/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 | $3,841/mo | −$5,260/mo | -22.4% | $11,183/mo | −$5,221/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$4,780/mo | -20.4% | $10,351/mo | −$4,504/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,426/mo | −$4,504/mo | -19.2% | $10,110/mo | −$3,959/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.
Collocation Of Antennas, Ancillary Equipment, And Ground Equipment For A New Carrier (Dish Wireless) Onto An Existing Telecommunication Tower.
Parking Lot Lighting
Alterations To Bldg & Site
Replace kitchen faucet to low flow and sink Replace all lighting to LED Replace electrical as needed to meet code in kit and bahs Replace bath fans Replace Zinsco sub panel Replace Laundry sink and faucet Replace water heater with new high efficiency unit Replace 2 showers with new low flow valves and shower heads replace 5 toilets with low flow Replace 7 sinks and faucets — New Circuits / Outlets, Service Upgrade, Replace Circuits / Outlets; Replace Plumbing Fixtures(s); Siding Replacement, Non-structural Door/Window Replacement
replace kitchen fixtures with low flow replace kitchen lighting with new LED New circuits as needed replace 2 bathroom showers, valves, fans and LED lights Replace 7 bath sinks, faucets Replace laundry sink and fixture Replace Sub Panel Replace water heater Replace 3 windows like kind and size in same opening Replace exterior and interior paneling, siding and trims at window area — New Circuits / Outlets, Service Upgrade, Replace Circuits / Outlets; Replace Plumbing Fixtures(s); Siding Replacement, Non-structural Door/Window Replacement
Remove and Replace 3 windows like size and kind, Install new siding and trims as needed to repair — Siding Replacement, Non-structural Door/Window Replacement
remove and replace 6 windows — Siding Replacement, Non-structural Door/Window Replacement
Rmdl Kit, 4 Baths, New Water Heater, And Elec Panel- Express
Rmdl Kit & 4 Baths - 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
20.21 acres
Assessor's classification for assessment purposes. This is not zoning.
1 ST VINCENTS DR; 4900 REDWOOD HWY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 155-011-29. Assessed value is not market value.
Search by parcel number 155-011-29 (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.
| 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 improvementOn this parcel | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Electrical / panelOn this parcel | 3,019 | 0d | 0d | 0d | 2d | 0d |
| Plumbing / water heater / sewerOn this parcel | 2,211 | 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.