San Rafael 94903 · Marinwood · APN 164-290-80 · Unincorporated Marin
Zoned RMP-0.1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped 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-0.1 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 Oct 9, 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: 1 permitted, 125 proposed or in review (124 of them deed-restricted affordable).
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.
131 permits within ½ mile since November 2024
$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)
Closest lead: 125 new homes (0.48 mi E, entitled). 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 (~$1,240/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 RMP-0.1 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 "Entitled" for 23 mo (since Dec 6, 2024), with no new permit record in 23 mo. · 125 units
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 other (2618 Las Gallinas Ave): First appeared in published agency feed
Record B49057 · 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 hvac / heat pump (95 Windstone Dr): First appeared in published agency feed
Record B48894 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Other permit application filed (94566)
Current status: Applied
Legalize A D U - A B-2533 B W O P Related
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Remodel / interior alteration permit application filed (94553)
Current status: Applied
* B W O P* Non Structural Remodel. New Kitchen In Prayer House. Legalization Of Kitchen In Existing Structure. · Declared valuation: $10,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
2535 Opalstone Ter ( A D U 2535 A) · 1 unit · $116,456 valuation
Records span Mar 13, 2026 to Sep 30, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
New multifamily / condos / mixed-use permit issued (180996)
Recorded status: Issued
Struct Interior Remod- , New Deck W/Stairs. (N) Driveway "Catholic Charities" · Declared valuation: $3,000,000 · Contractor: Wormood Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New multifamily / condos / mixed-use permit application filed (180996)
Current status: Issued
Struct Interior Remod- , New Deck W/Stairs. (N) Driveway "Catholic Charities" · Declared valuation: $3,000,000 · Contractor: Wormood 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)
125 units · 124 affordable
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
42 Rhinestone Ter (Adu 42 A) · 1 unit · $400,000 valuation
Records span Apr 24, 2024 to Oct 25, 2024 (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 $1,210,123 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)
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 "Entitled" for 23 mo (since Dec 6, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (125 housing units, 124 deed-restricted affordable across 0 permits).
High-impact scale ($3,000,000 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 |
|---|---|---|---|---|
| De Mello Roofing Merged: DE MELLO ROOFING · DE MELLO ROOFING INC | Roof replacement | 2 on parcel2 in ½ mi | $43,540 | 0 vs 0 prior |
| Wormood | New multifamily / condos / mixed-use | 1 on parcel1 in ½ mi | $3,000,000 | 1 vs 2 prior |
| Owner Builder Recent nearby: 2535 Opalstone Ter ( A D U 2535 A) (Sep 30, 2026) | Remodel / interior alteration | 16 in ½ mi |
| 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-useOn this parcel | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d 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.
IssuedNov 19, 2025 – Jan 28, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Legalize A D U - A B-2533 B W O P Related
* B W O P* Non Structural Remodel. New Kitchen In Prayer House. Legalization Of Kitchen In Existing Structure.
Struct Interior Remod- , New Deck W/Stairs. (N) Driveway "Catholic Charities"
TEAR-OFF EXISTING BUILT-UP ROOF INSTALL BUILT-UP ROOF CLASS A — ReRoofing
Tear-Off & Re-Roof W/ Comp Shngls
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
3.21 acres
Assessor's classification for assessment purposes. This is not zoning.
530A BLACKSTONE DR; 530 BLACKSTONE DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 164-290-80. Assessed value is not market value.
Search by parcel number 164-290-80 (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.
| $1,039,956 |
| 226 vs 240 prior−6% |
| Owner Recent nearby: 435 Peachstone Ter (Sep 6, 2024) | Remodel / interior alteration | 14 in ½ mi | $543,187 | 25 vs 15 prior+67% |
| Roland Franz Construction Recent nearby: 2530 Opalstone Ter (Nov 3, 2021) | Addition (adds square footage) | 2 in ½ mi | $296,000 | 0 vs 0 prior |
| Jonathan B Burns Recent nearby: 448 Miller Creek Rd (Apr 18, 2024) | Remodel / interior alteration | 2 in ½ mi | $222,000 | 0 vs 1 prior |
| Dotto Construction Recent nearby: 2541 Las Gallinas Ave (Apr 12, 2024) | Remodel / interior alteration | 2 in ½ mi | $220,000 | 1 vs 9 prior−89% |
| Herbs Pool Service Recent nearby: 436 Miller Creek Rd (Jan 19, 2017) | Pool / spa | 2 in ½ mi | $130,000 | 0 vs 4 prior |
| Gold Hammer Construction Recent nearby: 595 Blackstone Dr (Nov 2, 2016) | Remodel / interior alteration | 2 in ½ mi | $120,156 | 0 vs 0 prior |
| Vinyl Designs Recent nearby: 29 Unionstone Dr (Mar 23, 2015) | Remodel / interior alteration | 2 in ½ mi | $94,115 | 0 vs 0 prior |
| Addition (adds square footage) | 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) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
| OtherOn this parcel | 1,560 | 0d | 0d | 1d | 71d | 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.