San Rafael 94903 · Marinwood · APN 164-071-14 · 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 $1,325,000 ($1,166,000–$1,484,000).
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,799 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
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Nov 19, 2025).
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: 3 permitted.
3 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.
175 permits within ½ mile since November 2024
$1,325,000
Benchmark range: $1,166,000 – $1,484,000
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 598 Loganberry Dr (adu 598a) (0.26 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,307/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 13, 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 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 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 "Entitled" for 6.6 yr (since Apr 8, 2020), with no new permit record in 6.6 yr. · 1 unit
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
Permit issued and active for 4.8 yr (first record Jan 10, 2022), with no completion or new permit record in 4.6 yr. · 1 unit · $350,000 declared valuation
Permit issued and active for 2.6 yr (first record Apr 5, 2024), with no completion or new permit record in 2.3 yr. · $85,000 declared valuation
Permit issued and active for 2.2 yr (first record Sep 6, 2024), with no completion or new permit record in 22 mo. · 1 unit · $830,000 declared valuation
Nearby remodel / interior alteration (515 Pinewood Dr): First appeared in published agency feed
Record 182948 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (515 Pinewood Dr): No longer present in latest agency feed
Record 94393 · 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 windows / doors / siding (550 Miller Creek Rd): First appeared in published agency feed
Record B49019 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby ev charger (475 Pinewood Dr): First appeared in published agency feed
Record B48993 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (475 Pinewood Dr): First appeared in published agency feed
Record B48992 · 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)
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)
Solar / battery storage permit application filed (B44834)
Current status: Issued
Removal; of existing solar panels for a new roof and re-installation · Declared valuation: $1,600 · Contractor: North Valley Construction Framing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B44834)
Recorded status: Issued
Removal; of existing solar panels for a new roof and re-installation · Declared valuation: $1,600 · Contractor: North Valley Construction Framing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Roof replacement permit application filed (B43065)
Current status: Issued
Sweep off existing roof material. Replace with foam overlay. 31 squares. — ReRoofing · Declared valuation: $29,800 · Contractor: Armstrong Installation Service A California Corpor
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B43065)
Recorded status: Issued
Sweep off existing roof material. Replace with foam overlay. 31 squares. — ReRoofing · Declared valuation: $29,800 · Contractor: Armstrong Installation Service A California Corpor
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
26 Meadow Dr (Adu 26a) · 1 unit · $10,000 valuation
Records span Oct 11, 2023 to Apr 1, 2025 (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 Unincorporated Marin development graph →Active in "Issued" for 2.2 yr (first record Sep 6, 2024) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $830,000 declared valuation across 1 permit).
In "Entitled" for 6.6 yr (since Apr 8, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
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).
Active in "Issued" for 7 yr (first record Nov 18, 2019) with no new permit activity recorded in 7 yr.
Active in "Issued" for 3.1 yr (first record Oct 11, 2023) with no new permit activity recorded in 19 mo.
Active in "Issued" for 4.8 yr (first record Jan 10, 2022) with no new permit activity recorded in 4.6 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,737 parcels
−23.1% YoY
City baseline: 16.4 / 1k
23 in trailing 24m
Includes 15 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Meadows Green Building And Des | Remodel / interior alteration | 1 on parcel1 in ½ mi | $40,000 | 0 vs 0 prior |
| Armstrong Installation Service A California Corpor | Roof replacement | 1 on parcel1 in ½ mi | $29,800 | 0 vs 0 prior |
| Better Earth Electric | Solar / battery storage | 1 on parcel1 in ½ mi | $13,464 |
| 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 ($13,250/yr) + local voter-approved bond debt ($1,988/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.
−$60,609/yr
Cash needed: $291,500
NOI: $19,790/yr
P&I: $6,700/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 | −$5,531/mo | -22.8% | $11,561/mo | −$5,495/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$5,051/mo | -20.8% | $10,701/mo | −$4,778/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 | −$4,775/mo | -19.7% | $10,452/mo | −$4,233/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.
Removal; of existing solar panels for a new roof and re-installation
Sweep off existing roof material. Replace with foam overlay. 31 squares. — ReRoofing
roof-mounted PV system size 7.2kW
provide power to new hot tub — New Circuits / Outlets
Bathroom Rmdl
<ul><li>Upgrade service with a 200 amp main service with distribution.</li><li>Install a transfer switch. </li><li>Install a Nema 3R sub panel & 120 ft of 1 EMT across the roof to feed the Jacuzzi.</li><li>Bathroom 4 switches, 2 receptacles, 2 recessed cans and a fan. </li><li>Install car charger.</li></ul><p><br></p> — New Circuits / Outlets, Service Upgrade, EV Charging Station
Replacing package unit like for like — Replace Mechanical Appliance
Reroof
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
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
684 BLACKBERRY LN
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 164-071-14. Assessed value is not market value.
Search by parcel number 164-071-14 (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.
| 0 vs 0 prior |
| Ac Electric | EV charger | 1 on parcel1 in ½ mi | $10,052 | 0 vs 0 prior |
| Peter Levi Plumbing | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,969 | 0 vs 0 prior |
| North Valley Construction Framing | Solar / battery storage | 1 on parcel1 in ½ mi | $1,600 | 0 vs 0 prior |
| Athena Electrical Construction | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,500 | 0 vs 0 prior |
| Owner Builder Recent nearby: 546 Pinewood Dr (May 28, 2026) | Remodel / interior alteration | 31 in ½ mi | $4,210,800 | 226 vs 240 prior−6% |
| Owner Recent nearby: 775 Miller Creek Rd (Sep 15, 2020) | Remodel / interior alteration | 6 in ½ mi | $521,300 | 25 vs 15 prior+67% |
| Towey Construction Recent nearby: 575 Loganberry Dr (Oct 31, 2016) | Addition (adds square footage) | 3 in ½ mi | $314,500 | 0 vs 0 prior |
| 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 improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| EV chargerOn this parcel | 482 | 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.