San Rafael 94903 · Marinwood · APN 164-013-33 · Unincorporated Marin
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,287,000 ($1,133,000–$1,441,000).
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,233 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Sep 25, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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)
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: 2 permitted, 1 proposed or in review; 1 demolition.
4 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.
156 permits within ½ mile since November 2024
$1,287,000
Benchmark range: $1,133,000 – $1,441,000
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)
Closest lead: Accessory dwelling unit at 860 Idylberry Rd (0.12 mi NE, applied). 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 (~$1,271/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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.
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 R1 as single-family 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 7 yr (first record Nov 18, 2019), with no completion or new permit record in 7 yr. · $2,000 declared valuation
In "Applied" for 5.5 yr (since May 28, 2021), with no new permit record in 5.5 yr. · 1 unit · $110,000 declared valuation
In "Entitled" for 5.1 yr (since Sep 23, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 14, 2023), with no new permit record in 3.8 yr. · 1 unit
In "Entitled" for 3.3 yr (since Jul 10, 2023), with no new permit record in 3.3 yr. · 1 unit
In "Entitled" for 2.9 yr (since Dec 7, 2023), with no new permit record in 2.9 yr. · 1 unit
Nearby roof replacement (1125 Idylberry Rd): First appeared in published agency feed
Record B49056 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (913 Appleberry Dr): First appeared in published agency feed
Record B49034 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (2120 Elderberry Ln): First appeared in published agency feed
Record B48915 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (1 Mt Palomar Ct): First appeared in published agency feed
Record B48964 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1129 Idylberry Rd): First appeared in published agency feed
Record 94620 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (125 Mt Lassen Dr): First appeared in published agency feed
Record B48900 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (3 Mt Darwin Ct): First appeared in published agency feed
Record B48883 · 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 $1,200,587 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)
Roof replacement permit application filed (B48497)
Current status: Issued
ReRoofing · Declared valuation: $32,880 · Contractor: Golden Grove Roofing And Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B48497)
Recorded status: Issued
ReRoofing · Declared valuation: $32,880 · Contractor: Golden Grove Roofing And Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
712 Appleberry Dr · 1 unit · $185,000 valuation
Records span Jul 8, 2026 to Sep 21, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
90 Mt Lassen Dr · $400 valuation
Records span Dec 8, 2025 to Jan 8, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
125 Mt Lassen Dr (Adu 125a) · 1 unit · $56,500 valuation
Records span Dec 11, 2024 to Nov 19, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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 (B43308)
Current status: Issued
Remove existing 100AMP Main Service Panel (MSP) that is located above the gas meter. Relocate new 125 AMP MSP to 3ft around the corner to front of garage. Extend all circuits inside the garage. — Service Upgrade · Declared valuation: $7,500 · Contractor: Divine Electric 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 →In "Applied" for 5.5 yr (since May 28, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 2.9 yr (since Dec 7, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 3.3 yr (since Jul 10, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 3.8 yr (since Jan 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 5.1 yr (since Sep 23, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 2.6 yr (first record Apr 5, 2024) with no new permit activity recorded in 2.3 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,737 parcels
−23.1% YoY
City baseline: 16.3 / 1k
23 in trailing 24m
Includes 15 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Golden Grove Roofing And Construction | Roof replacement | 1 on parcel1 in ½ mi | $32,880 | 0 vs 0 prior |
| Divine Electric | Electrical / panel | 1 on parcel1 in ½ mi | $7,500 | 2 vs 1 prior |
| Owner Builder Recent nearby: 90 Mt Lassen Dr (Jan 8, 2026) | Remodel / interior alteration | 23 in ½ mi | $2,672,400 |
| 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 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 ($16,085/yr) + local voter-approved bond debt ($2,413/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.
−$52,950/yr
Cash needed: $363,575
NOI: $48,033/yr
P&I: $8,415/mo
For $0/mo net cash flow
At $7,625/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 | $7,015/mo | −$5,289/mo | -17.5% | $14,397/mo | −$5,136/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $7,625/mo | −$4,413/mo | -14.6% | $13,326/mo | −$3,827/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $8,083/mo | −$3,909/mo | -12.9% | $13,017/mo | −$2,832/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.
ReRoofing
Remove existing 100AMP Main Service Panel (MSP) that is located above the gas meter. Relocate new 125 AMP MSP to 3ft around the corner to front of garage. Extend all circuits inside the garage. — Service Upgrade
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
0.19 acres
Assessor's classification for assessment purposes. This is not zoning.
868 GREENBERRY LN
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 164-013-33. Assessed value is not market value.
Search by parcel number 164-013-33 (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.
| 226 vs 240 prior−6% |
| Tim Lawlor Construction Recent nearby: 25 Mt Lassen Dr (Jul 24, 2024) | Remodel / interior alteration | 6 in ½ mi | $560,000 | 0 vs 1 prior |
| Owner Recent nearby: 1154 Idylberry Rd (Jul 12, 2021) | Remodel / interior alteration | 5 in ½ mi | $153,300 | 25 vs 15 prior+67% |
| Loic Humbert Recent nearby: 7 Mt Lassen Dr #D (Sep 20, 2016) | Remodel / interior alteration | 4 in ½ mi | $98,000 | 0 vs 0 prior |
| Smollen The Builder Recent nearby: 823 Greenberry Ln (Jul 22, 2020) | Remodel / interior alteration | 3 in ½ mi | $300,000 | 0 vs 0 prior |
| Hamta Partners Recent nearby: 2187 Danberry Ln (Jul 23, 2018) | Remodel / interior alteration | 3 in ½ mi | $177,000 | 2 vs 0 prior |
| Swan Pools Recent nearby: 801 Appleberry Dr (Jun 1, 2023) | Pool / spa | 3 in ½ mi | $107,000 | 1 vs 4 prior |
| Vida Building Merged: VIDA BUILDING SYSTEMS · VIDA BUILDING SYSTEMS INC Recent nearby: 690 Cedarberry Ln (Dec 6, 2021) | Addition (adds square footage) | 2 in ½ mi | $370,000 | 3 vs 2 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
| Electrical / panelOn this parcel | 3,020 | 0d | 0d | 0d | 2d | 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.