San Rafael 94903 · Marinwood · APN 164-540-12 · 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 $1,398,000 ($1,230,000–$1,566,000).
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 Jun 4, 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)
0.19 mi SE in "Issued" stage — High-impact scale ($3,000,000 declared valuation across 1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
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 projects.
1 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.
49 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.
$1,398,000
Benchmark range: $1,230,000 – $1,566,000
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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,377/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 14, 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 14, 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.
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)
New garage / accessory structure permit issued (181820)
Recorded status: Issued
Replace Framing, Concrete In Part Of Garage And On Raised Portion Of Driveway · Declared valuation: $100,000 · Contractor: Millsap Degnan & Associates Inc.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (181820)
Current status: Issued
Replace Framing, Concrete In Part Of Garage And On Raised Portion Of Driveway · Declared valuation: $100,000 · Contractor: Millsap Degnan & Associates Inc.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
530 Blackstone Dr · $3,000,000 valuation
Records span Nov 19, 2025 to Jan 28, 2026 (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 $1,237,445 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)
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)
11 Hearthstone Ct (Aka 11a) · 1 unit · $150,000 valuation
Records span Oct 3, 2022 to Feb 3, 2023 (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 $1,141,413 in September 2021 to $1,252,503 in September 2022.
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 $933,911 in September 2020 to $1,141,413 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
HVAC / heat pump permit issued (145826)
Recorded status: Issued
Rplc Furnace And Ac-System 1 · Declared valuation: $7,000 · Contractor: Kelly Plumbing And Heating
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (145827)
Recorded status: Issued
Rplc Furnace And Ac · Declared valuation: $8,000 · Contractor: Kelly Plumbing And Heating
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (144491)
Recorded status: Issued
Tear Off & Re-Roof - E-Inspection · Declared valuation: $16,800 · Contractor: Mc Leran Inc
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 →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: 16.3 / 1k
23 in trailing 24m
Includes 15 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Kelly Plumbing And Heating | HVAC / heat pump | 2 on parcel2 in ½ mi | $15,000 | 0 vs 0 prior |
| Millsap Degnan And Associates | New garage / accessory structure | 1 on parcel1 in ½ mi | $100,000 | 4 vs 1 prior |
| Mc Leran | Roof replacement | 1 on parcel1 in ½ mi | $16,800 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 210d(vs 276d 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 208d 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 ($17,235/yr) + local voter-approved bond debt ($2,585/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$61,251/yr
Cash needed: $388,875
NOI: $46,711/yr
P&I: $8,997/mo
For $0/mo net cash flow
At $7,625/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 | $7,015/mo | −$5,980/mo | -18.5% | $15,363/mo | −$5,837/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $7,625/mo | −$5,104/mo | -15.8% | $14,220/mo | −$4,528/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $8,083/mo | −$4,601/mo | -14.2% | $13,889/mo | −$3,533/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.
Replace Framing, Concrete In Part Of Garage And On Raised Portion Of Driveway
Rplc Furnace And Ac
Rplc Furnace And Ac-System 1
Tear Off & Re-Roof - E-Inspection
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 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 14, 2026
1.59 acres
Assessor's classification for assessment purposes. This is not zoning.
626 BLACKSTONE DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 164-540-12. Assessed value is not market value.
Search by parcel number 164-540-12 (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.
| Owner Builder Recent nearby: 618 Blackstone Dr (Sep 26, 2025) | Remodel / interior alteration | 6 in ½ mi | $339,500 | 226 vs 240 prior−6% |
| 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 |
| Owner Recent nearby: 23 Hearthstone Ct (Nov 18, 2020) | Remodel / interior alteration | 2 in ½ mi | $54,000 | 25 vs 15 prior+67% |
| Remarkable Renovations Recent nearby: 2750 Las Gallinas Ave (May 27, 2015) | Remodel / interior alteration | 2 in ½ mi | $27,500 | 0 vs 0 prior |
| Wormood Recent nearby: 530 Blackstone Dr (Jan 28, 2026) | New multifamily / condos / mixed-use | 1 in ½ mi | $3,000,000 | 1 vs 2 prior |
| Greg Nelson Builder Recent nearby: 42 Rhinestone Ter (Adu 42 A) (Oct 25, 2024) | New single-family home | 1 in ½ mi | $400,000 | 0 vs 3 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 | 159d(vs 166d 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) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 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.