· Lucas Valley Environs · APN 164-320-20 · 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 $2,077,000 ($1,765,000–$2,389,000).
Zone RMP-0.1 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Dec 15, 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.
1 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
$2,077,000
Benchmark range: $1,765,000 – $2,389,000
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 home at 3001 Lucas Valley Rd: Active in "Issued" for 3.4 yr (first record Jun 29, 2023) with no new permit activity recorded in 2.7 yr. High-impact scale (1 housing unit, $3,150,000 declared valuation across 1 permit).
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 (~$2,028/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.
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.
Permit issued and active for 6.9 yr (first record Dec 19, 2019), with no completion or new permit record in 5.1 yr. · 1 unit · $2,410,000 declared valuation
Permit issued and active for 3.4 yr (first record Jun 29, 2023), with no completion or new permit record in 2.7 yr. · 1 unit · $3,150,000 declared valuation
Solar / battery storage permit application filed (B44964)
Current status: Issued
Solar roof mount 115.8 KW, 181 solar panels, 20 batteries · Declared valuation: $70,000 · Contractor: Bright Energy Group Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B44964)
Recorded status: Issued
Solar roof mount 115.8 KW, 181 solar panels, 20 batteries · Declared valuation: $70,000 · Contractor: Bright Energy Group Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit issued (177743)
Recorded status: Issued
Pool Equipment Pad & Retaining Wall *Same Plans At Bp#176060-4* · Declared valuation: $10,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit application filed (177743)
Current status: Issued
Pool Equipment Pad & Retaining Wall *Same Plans At Bp#176060-4* · Declared valuation: $10,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New single-family home permit issued (176060)
Recorded status: Issued
New S F D; Covered Porches - Replacing P#159094 · Declared valuation: $3,150,000 · 1 housing unit · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Pool / spa permit issued (176061)
Recorded status: Issued
Pool & Spa · Declared valuation: $200,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (176062)
Recorded status: Issued
Outdoor Kitchen; Pool Equipment Room · Declared valuation: $175,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (176063)
Recorded status: Issued
Garage & Carport (Porte Cochere) · Declared valuation: $100,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Pool / spa permit issued (176064)
Recorded status: Issued
Cold Plunge · Declared valuation: $25,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Pool / spa permit application filed (176061)
Current status: Issued
Pool & Spa · Declared valuation: $200,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (176062)
Current status: Issued
Outdoor Kitchen; Pool Equipment Room · Declared valuation: $175,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (176063)
Current status: Issued
Garage & Carport (Porte Cochere) · Declared valuation: $100,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Pool / spa permit application filed (176064)
Current status: Issued
Cold Plunge · Declared valuation: $25,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New single-family home permit application filed (176060)
Current status: Issued
New S F D; Covered Porches - Replacing P#159094 · Declared valuation: $3,150,000 · Contractor: Forma Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Building permit reported to State HCD for 1 housing unit (169388)
Reported in 2021 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · 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 3.4 yr (first record Jun 29, 2023) with no new permit activity recorded in 2.7 yr. High-impact scale (1 housing unit, $3,150,000 declared valuation across 1 permit).
Active in "Issued" for 6.9 yr (first record Dec 19, 2019) with no new permit activity recorded in 5.1 yr. High-impact scale (1 housing unit, $2,410,000 declared valuation across 1 permit).
Issued after 21 mo (2.5× the 253d median) — above the 75th percentile for new single-family home permits in Unincorporated Marin (median 253d, 75th pct 456d, n=121).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Forma Construction | New garage / accessory structure | 6 on parcel6 in ½ mi | $3,660,000 | 0 vs 5 prior |
| Redhorse Constructors | New garage / accessory structure | 1 on parcel3 in ½ mi | $3,068,000 | 0 vs 4 prior |
| Bright Energy Group | Solar / battery storage | 1 on parcel1 in ½ mi | $70,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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 |
HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area
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 ($20,750/yr) + local voter-approved bond debt ($3,113/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.
−$120,084/yr
Cash needed: $456,500
NOI: $5,824/yr
P&I: $10,492/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 | −$10,421/mo | -27.4% | $17,858/mo | −$10,468/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$10,007/mo | -26.3% | $16,529/mo | −$9,850/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 | −$9,770/mo | -25.7% | $16,145/mo | −$9,380/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.
Issued1 unitsJun 29, 2023 – Feb 26, 2024
Issued1 unitsDec 19, 2019 – Sep 20, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Solar roof mount 115.8 KW, 181 solar panels, 20 batteries
Pool Equipment Pad & Retaining Wall *Same Plans At Bp#176060-4*
Cold Plunge
Garage & Carport (Porte Cochere)
Outdoor Kitchen; Pool Equipment Room
Pool & Spa
New S F D; Covered Porches - Replacing P#159094
New Sfd, Attached Garage, Trellis T.D. 1-18-20
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2021 | —(169388) | SFD · Owner | — | 1 (Sep 20, 2021) | — | — |
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
61.63 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 164-320-20. Assessed value is not market value.
Search by parcel number 164-320-20 (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.
| 159d(vs 205d 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) |
| Pool / spaOn this parcel | 162 | 84d | 136d | 241d | 393d | 128d(vs 155d 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.