San Rafael 94903 · Marinwood · APN 164-260-35 · Unincorporated Marin
Zoned OA in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,311,000 ($1,154,000–$1,468,000).
Public building records show issued construction/renovation work on this parcel (16 total permits, latest Oct 19, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone AE: 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 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.
$1,311,000
Benchmark range: $1,154,000 – $1,468,000
Windows / doors / siding (175127): Issued after 2 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 3 Erin Dr (0.33 mi E, 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)
Since November 2024 within ½ mile: 14 permitted.
14 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.
296 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
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 OA as open space, 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 10.1 yr (first record Oct 17, 2016), with no completion or new permit record in 9.7 yr. · 1 unit · $185,000 declared valuation
Permit issued and active for 8.2 yr (first record Sep 10, 2018), with no completion or new permit record in 8.2 yr. · $9,500 declared valuation
In "Entitled" for 6.6 yr (since Apr 8, 2020), with no new permit record in 6.6 yr. · 1 unit
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
In "Applied" for 3.1 yr (since Oct 20, 2023), with no new permit record in 3.1 yr. · 1 unit · $559,117 declared valuation
In "Applied" for 3.1 yr (since Oct 20, 2023), with no new permit record in 3.1 yr. · 1 unit · $557,465 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 roof replacement (2510 Opalstone Ter): First appeared in published agency feed
Record B49084 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2195 Las Gallinas Ave): Contractor changed from (blank) to BOLT DOWN THE BAY AREA
Record 182899 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby windows / doors / siding (435 Pinewood Dr): First appeared in published agency feed
Record B49047 · 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 plumbing / water heater / sewer (320 Quietwood Dr): First appeared in published agency feed
Record B49024 · 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 addition (adds square footage) (2545 Opalstone Ter): First appeared in published agency feed
Record 94632 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2195 Las Gallinas Ave): First appeared in published agency feed
Record 182899 · 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
Nearby addition (adds square footage) (2195 Las Gallinas Ave): No longer present in latest agency feed
Record 94431 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (2195 Las Gallinas Ave): First appeared in published agency feed
Record B48888 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Pool / spa permit issued (182761)
Recorded status: Issued
Pool Replaster. Wading Pool Replaster. · Declared valuation: $152,226 · Contractor: Burkett'S Pool Plastering 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 3 yr (since Oct 31, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $2,993,758 declared valuation across 1 permit).
In "Applied" for 3 yr (since Nov 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $56,632,994 declared valuation across 1 permit).
In "Applied" for 3 yr (since Nov 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $55,415,888 declared valuation across 1 permit).
In "Applied" for 3 yr (since Nov 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $55,415,888 declared valuation across 1 permit).
Issued after 2 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
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).
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 |
|---|---|---|---|---|
| Owner Builder | Remodel / interior alteration | 4 on parcel34 in ½ mi | $3,559,206 | 226 vs 240 prior−6% |
| Owner | Remodel / interior alteration | 1 on parcel15 in ½ mi | $1,181,000 | 25 vs 15 prior+67% |
| Ernest Ongaro And Sons | HVAC / heat pump | 4 on parcel |
| 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) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
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 ($13,100/yr) + local voter-approved bond debt ($1,965/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.
−$59,526/yr
Cash needed: $288,200
NOI: $19,962/yr
P&I: $6,624/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 | −$5,440/mo | -22.7% | $11,435/mo | −$5,403/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$4,961/mo | -20.7% | $10,584/mo | −$4,687/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 | −$4,685/mo | -19.5% | $10,338/mo | −$4,142/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.
Pool Replaster. Wading Pool Replaster.
Replace Mechanical Appliance
Firehouse Dormitory Remodel: Partition (E) Single Rm Into (3) Spaces
Creek Bank Slide Repair W/ Retaining Wall; Bldg Envelope Waterproofing **E M E R G E N C Y**
Replacement of water heater — New Plumbing Fixture(s)
Replacing old water heater with new heat pump water heater. — Service Upgrade; New Plumbing Fixture(s)
Replace failed furnace with new furnace — Replace Mechanical Appliance
New Accessory Utility Bldg, Cvrd Storage, Fence
Temporary Construction PG&E Electric Meter Relocation. Move existing PG&E electric meter to another existing conforming location. Re-energize electric through new location. — New Circuits / Outlets
Demo Existing Maintenance Shed, Fences, Remove Trailer & Deck J#Asb115112
replace failed furnace with new furnace (AFUE 80) — Replace Mechanical Appliance
SPLIT SYSTEM CHANGE-OUT LIKE FOR LIKE AFUE 81% SEER 14 — Replace Mechanical Appliance
Kitchen Remodel***Expired T.D. 11/9/17
P V Sys 65.99 K W
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
16.90 acres
Assessor's classification for assessment purposes. This is not zoning.
775 MILLER CREEK RD; 777 MILLER CREEK RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 164-260-35. Assessed value is not market value.
Search by parcel number 164-260-35 (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.
| $22,100 |
| 0 vs 0 prior |
| Burketts Pool Plastering | Pool / spa | 1 on parcel1 in ½ mi | $152,226 | 0 vs 0 prior |
| Danlin Enterprises | Solar / battery storage | 1 on parcel1 in ½ mi | $142,000 | 0 vs 0 prior |
| Commercial Air And Refrigeration | HVAC / heat pump | 1 on parcel1 in ½ mi | $18,000 | 0 vs 0 prior |
| Allen Heating And Sheet Metal | HVAC / heat pump | 1 on parcel1 in ½ mi | $16,890 | 0 vs 0 prior |
| Ongaro Ernest And Sons | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $3,500 | 0 vs 0 prior |
| Philco Air Control | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Dreikosen Eric L | Electrical / panel | 1 on parcel1 in ½ mi | $500 | 0 vs 0 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| DemolitionOn this parcel | 130 | 11d | 55d | 106d | 261d | 80d(vs 56d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvementOn this parcel | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
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.
Repl Water Heater
Install 2 Furnaces & 2 A/C Units ***Extended 07/14/16