San Rafael 94903 · Marinwood · APN 164-471-65 · Unincorporated Marin
Since October 2024 within ½ mile: 8 permitted, 125 proposed or in review (124 of them deed-restricted affordable).
10 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.
473 permits within ½ mile since October 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 Oct 28, 2026
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 Oct 28, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of CP-HOD as commercial, checked against the zone description on Oct 24, 2026
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 ($12,500/yr) + local voter-approved bond debt ($1,875/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$55,196/yr
Cash needed: $275,000
NOI: $20,652/yr
P&I: $6,321/mo
For $0/mo net cash flow
At $4,175/mo 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 | −$5,079/mo | -22.2% | $10,931/mo | −$5,038/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$4,600/mo | -20.1% | $10,118/mo | −$4,321/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 | −$4,324/mo | -18.9% | $9,883/mo | −$3,776/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.
IssuedJul 1, 2025 – Jun 23, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Replace Antennas & 2 Cabinets At (E) Cell Site - Cell Site Modifications
Installation Of A 200a Temp. Power Pole To Be Used With 125-Unit Multi-Family Project.
New 33 Unit Affordable Housing Multi-Family; Storage/Mech; Retail Round Floor
New 36 Unit Affordable Housing Multi-Family; Storage/Mech
New 32 Unit Affordable Housing; Storage/Mech
New 24 Unit Affordable Housing Multi-Family; Storage/Mech
Replace failed water heater with new 75 gallon light duty commercial water heater. — Replace Plumbing Fixtures(s)
A T & T Cell Site - Replace Antennas, R R Us; Add Surge Protectors, Rack, Rectifiers, Batteries, Power Cables, Etc
Antennas & Dc-12, Repl & Install - At&T T.D. 4/14/17
T-Mobile Add 3 Antennae & 3 R R U's In The Branches Of Exisiting Telecommtower T.D. 10/5/16
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Oct 28, 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 Oct 26, 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 Oct 28, 2026
1.91 acres
Assessor's classification for assessment purposes. This is not zoning.
155 MARINWOOD AVE; 175 MARINWOOD AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 28, 2026
Search by parcel number 164-471-65. Assessed value is not market value.
Search by parcel number 164-471-65 (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.