· South Novato · APN 164-300-04 · Unincorporated Marin
Zoned A60 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,766,000 ($1,501,000–$2,031,000).
On-parcel permit history is indexed through Mar 8, 2024, 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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
No permit activity recorded within ½ mile.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
$1,766,000
Benchmark range: $1,501,000 – $2,031,000
Demolition at 625 H Ranch Rd: Active in "Issued" for 3.1 yr (first record Oct 13, 2023) with no new permit activity recorded in 2.9 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,730/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 A60 as agricultural, 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 3.1 yr (first record Oct 13, 2023), with no completion or new permit record in 2.9 yr. · $5,000 declared valuation
Electrical / panel permit issued (176166)
Recorded status: Issued
Modify (E) Cellsite: Remove & Replace O D Us; New Antenna - A T & T · Declared valuation: $20,000 · Contractor: Reliant Tower Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (176166)
Current status: Issued
Modify (E) Cellsite: Remove & Replace O D Us; New Antenna - A T & T · Declared valuation: $20,000 · Contractor: Reliant Tower Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Demolition permit issued (175487)
Recorded status: Issued
De-Construction Of Legacy Sprint Equipment From (E) Tower - For T-Mobile · Declared valuation: $5,000 · Contractor: Globenet Telecommunications Llc (Dba Globenet Constructions)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Demolition permit application filed (175487)
Current status: Issued
De-Construction Of Legacy Sprint Equipment From (E) Tower - For T-Mobile · Declared valuation: $5,000 · Contractor: Globenet Telecommunications Llc (Dba Globenet Constructions)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (173877)
Recorded status: Issued
Modifications To [E] Telecom Site - A T & T · Declared valuation: $25,000 · Contractor: Electric Tech Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (173877)
Current status: Issued
Modifications To [E] Telecom Site - A T & T · Declared valuation: $25,000 · Contractor: Electric Tech Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (157705)
Recorded status: Issued
Rmv 6 O D Us & 2 Antennnas; Install 7 O D Us, 7 Fiber Cable Runs, 1 Run Ent400 Coax Cable - At&T *T.D. 11/29/17 · Declared valuation: $7,500 · Contractor: Mastec Network Solutions
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (157705)
Current status: Issued
Rmv 6 O D Us & 2 Antennnas; Install 7 O D Us, 7 Fiber Cable Runs, 1 Run Ent400 Coax Cable - At&T *T.D. 11/29/17 · Declared valuation: $7,500 · Contractor: Mastec Network Solutions
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (156357)
Recorded status: Issued
Add Antenna, Radio & Cables (Sprint - Cell Site)***Expired T.D. 5/10/17 · Declared valuation: $6,500 · Contractor: The Antenna Co
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (156357)
Current status: Issued
Add Antenna, Radio & Cables (Sprint - Cell Site)***Expired T.D. 5/10/17 · Declared valuation: $6,500 · Contractor: The Antenna Co
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (153209)
Recorded status: Issued
Repl 4 Antennas, Move 2 Rru, Install 2 Rru, Repl Dtma W Tma, Add Surge Suppr, New Antenna Frame + Misc. Wiring T.D. 7/25/16 · Declared valuation: $15,000 · Contractor: Vinculums Services Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (153209)
Current status: Issued
Repl 4 Antennas, Move 2 Rru, Install 2 Rru, Repl Dtma W Tma, Add Surge Suppr, New Antenna Frame + Misc. Wiring T.D. 7/25/16 · Declared valuation: $15,000 · Contractor: Vinculums Services Llc
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 →Active in "Issued" for 3.1 yr (first record Oct 13, 2023) with no new permit activity recorded in 2.9 yr.
Issued after 2 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 7 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 8 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Issued after 4 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Electric Tech Construction | Electrical / panel | 1 on parcel1 in ½ mi | $25,000 | 0 vs 0 prior |
| Reliant Tower | Electrical / panel | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Vinculums Services | Electrical / panel | 1 on parcel1 in ½ mi | $15,000 | 0 |
| 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) |
| Demolition |
HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area
HUD FY 2026 · 40th-percentile gross rentArea 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 ($17,650/yr) + local voter-approved bond debt ($2,648/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.
−$97,708/yr
Cash needed: $388,300
NOI: $9,389/yr
P&I: $8,925/mo
For $0/mo net cash flow
At $3,600/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 | $3,312/mo | −$8,556/mo | -26.4% | $15,255/mo | −$8,578/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,142/mo | -25.2% | $14,120/mo | −$7,961/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,816/mo | −$7,905/mo | -24.4% | $13,792/mo | −$7,491/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.
IssuedOct 13, 2023 – Dec 21, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Modify (E) Cellsite: Remove & Replace O D Us; New Antenna - A T & T
De-Construction Of Legacy Sprint Equipment From (E) Tower - For T-Mobile
Modifications To [E] Telecom Site - A T & T
Rmv 6 O D Us & 2 Antennnas; Install 7 O D Us, 7 Fiber Cable Runs, 1 Run Ent400 Coax Cable - At&T *T.D. 11/29/17
Add Antenna, Radio & Cables (Sprint - Cell Site)***Expired T.D. 5/10/17
Repl 4 Antennas, Move 2 Rru, Install 2 Rru, Repl Dtma W Tma, Add Surge Suppr, New Antenna Frame + Misc. Wiring T.D. 7/25/16
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
647.93 acres
Assessor's classification for assessment purposes. This is not zoning.
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 164-300-04. Assessed value is not market value.
Search by parcel number 164-300-04 (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.
| Mastec Network Solutions | Electrical / panel | 1 on parcel1 in ½ mi | $7,500 | 0 vs 0 prior |
| The Antenna | Electrical / panel | 1 on parcel1 in ½ mi | $6,500 | 0 vs 0 prior |
| Globenet Telecommunications Dba Globenet Constructions | Demolition | 1 on parcel1 in ½ mi | $5,000 | 0 vs 0 prior |
| 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 improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Electrical / panelOn this parcel | 3,019 | 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.