San Rafael 94903 · Marinwood · APN 164-270-05 · Unincorporated Marin
Zoned RMP-1.38 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,255,000 ($1,104,000–$1,406,000).
Zone RMP-1.38 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Jan 7, 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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$1,255,000
Benchmark range: $1,104,000 – $1,406,000
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 Apr 1, 2024)
New commercial building at 200 Marinwood Ave: Active in "Applied" for 3.9 yr (first record Dec 14, 2022) with no new permit activity recorded in 3.9 yr. High-impact scale ($35,000,000 declared valuation across 2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 115 Erin Ct (0.41 mi W, 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.
15 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.
299 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 RMP-1.38 as multifamily 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.
In "Applied" for 3.9 yr (since Dec 14, 2022), with no new permit record in 3.9 yr. · $35,000,000 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
Permit issued and active for 4.5 yr (first record May 13, 2022), with no completion or new permit record in 4.5 yr. · $275,000 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
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
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 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 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 solar / battery storage (175 Marinwood Ave (Bldg A)): First appeared in published agency feed
Record 94605 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (175 Marinwood Ave (Bldg B)): First appeared in published agency feed
Record 94606 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (175 Marinwood Ave (Bldg C)): First appeared in published agency feed
Record 94607 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (175 Marinwood Ave (Bldg D)): First appeared in published agency feed
Record 94608 · 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
Nearby new garage / accessory structure (155 Marinwood Ave): Issued date changed from 2026-09-21 to 2026-10-22
Record 182601 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
134 Erin Ct (Adu 134 A) - Lot · 1 unit · $708,322 valuation
Records span Nov 28, 2023 to Oct 20, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
103 Erin Ct (Adu 103 A) - Lot · 1 unit · $705,832 valuation
Records span Nov 28, 2023 to Oct 20, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
55 Erin Ct (Adu 55 A) - Lot · 1 unit · $705,832 valuation
Records span Nov 28, 2023 to Oct 20, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project 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)
155 Marinwood Ave Bldg D (121
Records span Jul 1, 2025 to Jun 23, 2026 (4 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
296 Elvia Ct · 1 unit · $94,542 valuation
Records span Dec 9, 2025 to Apr 10, 2026 (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 "Applied" for 3.9 yr (first record Dec 14, 2022) with no new permit activity recorded in 3.9 yr. High-impact scale ($35,000,000 declared valuation across 2 permits).
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, $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 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).
Pending in review for 4.6 yr (10.2× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
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 | 1 on parcel11 in ½ mi | $1,587,000 | 226 vs 240 prior−6% |
| Haven Construction Recent nearby: 134 Erin Ct (Adu 134 A) - Lot 20 (Oct 20, 2026) | Accessory dwelling unit (new or conversion) | 16 in ½ mi | $9,241,140 | 14 vs 3 prior |
| Owner Recent nearby: 2 Erin Dr (Feb 7, 2025) | Remodel / interior alteration |
| 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 ($12,550/yr) + local voter-approved bond debt ($1,883/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.
−$55,557/yr
Cash needed: $276,100
NOI: $20,595/yr
P&I: $6,346/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 | −$5,109/mo | -22.2% | $10,973/mo | −$5,068/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$4,630/mo | -20.1% | $10,157/mo | −$4,352/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 | −$4,354/mo | -18.9% | $9,921/mo | −$3,807/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.
AppliedDec 14, 2022 – Dec 20, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Retaining Walls
The Oaks Senior Living Facility -77 Units; 3 Stories Above Basement Parking
The Oaks Senior Living Facility - 92 Units - 3 Stories W/Garage Below
Foundation Only For Single Building
The Oaks 131-Unit Senior Living Facility W/ Garage - Bldg 2 (Assoc. W/ T#90633)
The Oaks 131-Unit Senior Living Facility W/ Garage - Bldg 1 (Assoc. W/ T#90667)
Build Bridge Across Miller Creek Marinwood F D
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
9.49 acres
Assessor's classification for assessment purposes. This is not zoning.
200 MARINWOOD AVE; 202 MARINWOOD AVE; 204 MARINWOOD AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 164-270-05. Assessed value is not market value.
Search by parcel number 164-270-05 (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.
| 4 in ½ mi |
| $88,500 |
| 25 vs 15 prior+67% |
| Mastec Communicaitons Group Recent nearby: 155 Marinwood Ave Bldg B (121 (Jun 23, 2026) | New multifamily / condos / mixed-use | 4 in ½ mi | — | 10 vs 0 prior |
| Building From The Heart Recent nearby: 341 Quietwood Dr (Oct 25, 2018) | Demolition | 2 in ½ mi | $284,500 | 0 vs 0 prior |
| Juan Calmell Recent nearby: 284 Ellen Dr (Jun 17, 2014) | Addition (adds square footage) | 2 in ½ mi | $170,000 | 0 vs 0 prior |
| Wormood Recent nearby: 1 St Vincents Dr #3 (May 24, 2018) | Remodel / interior alteration | 2 in ½ mi | $94,960 | 1 vs 2 prior |
| Sosa Granite And Marble Recent nearby: 2240 Las Gallinas Ave (May 9, 2018) | Remodel / interior alteration | 2 in ½ mi | $47,000 | 0 vs 0 prior |
| Gray Industries Recent nearby: 221 Roundtree Way (Nov 19, 2014) | Remodel / interior alteration | 2 in ½ mi | $42,700 | 0 vs 0 prior |
| Marin Kitchen Works Recent nearby: 9 Grande Paseo (Jan 3, 2018) | Remodel / interior alteration | 2 in ½ mi | $40,000 | 0 vs 2 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d 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 improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| General repairOn this parcel | 693 | 38d | 83d | 181d | 328d | 97d(vs 66d 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.