San Rafael 94903 · APN 165-010-89 · San Rafael
Zoned PD(1701) in San Rafael and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,250,000 ($1,063,000–$1,438,000).
Estimated range $1,063,000–$1,438,000 derived from area zhvi + acs + permit benchmark and 391,125 sq ft lot geometry.
Source: ZIP 94903 Zillow Home Value Index ($1,250,063, September 2026) (Data provided by Zillow)
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 Mar 24, 2025)
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: 2 permitted, 1 proposed or in review; 1 demolition.
4 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.
141 permits within ½ mile since November 2024
$1,250,000
Benchmark range: $1,063,000 – $1,438,000
New home: Active in "Issued" for 3.2 yr (first record Aug 14, 2023) with no new permit activity recorded in 3.2 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 2 Mt Wittenburg Ct (adu 2a) (0.33 mi N, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
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 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.
We don't have building permits for San Rafael, so we can't show what has been permitted nearby.
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 San Rafael'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 PD(1701) as planned development, from the code's name only
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 3.2 yr (first record Aug 14, 2023), with no completion or new permit record in 3.2 yr. · 1 unit
Permit issued and active for 8.5 yr (first record May 29, 2018), with no completion or new permit record in 8.4 yr. · $25,000 declared valuation
In "Entitled" for 5.1 yr (since Sep 23, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 14, 2023), with no new permit record in 3.8 yr. · 1 unit
In "Entitled" for 3.3 yr (since Jul 10, 2023), with no new permit record in 3.3 yr. · 1 unit
In "Entitled" for 2.9 yr (since Dec 7, 2023), with no new permit record in 2.9 yr. · 1 unit
Nearby roof replacement (1125 Idylberry Rd): First appeared in published agency feed
Record B49056 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (55 Pikes Peak Dr): First appeared in published agency feed
Record B49039 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (1 Mt Palomar Ct): First appeared in published agency feed
Record B48964 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1129 Idylberry Rd): First appeared in published agency feed
Record 94620 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (125 Mt Lassen Dr): First appeared in published agency feed
Record B48900 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (3 Mt Darwin Ct): First appeared in published agency feed
Record B48883 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
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)
90 Mt Lassen Dr · $400 valuation
Records span Dec 8, 2025 to Jan 8, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
125 Mt Lassen Dr (Adu 125a) · 1 unit · $56,500 valuation
Records span Dec 11, 2024 to Nov 19, 2025 (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)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
2 Mt Wittenburg Ct (Adu 2a) · 1 unit · $125,000 valuation
Records span May 29, 2024 to Feb 11, 2025 (2 permits).
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)
85 Pikes Peak Dr · 1 unit · $146,600 valuation
Records span Oct 20, 2023 to Jul 3, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full San Rafael development graph →Active in "Issued" for 3.2 yr (first record Aug 14, 2023) with no new permit activity recorded in 3.2 yr.
Active in "Issued" for 2.5 yr (first record May 29, 2024) with no new permit activity recorded in 21 mo.
Active in "Issued" for 8.5 yr (first record May 29, 2018) with no new permit activity recorded in 8.4 yr.
Active in "Issued" for 3.1 yr (first record Oct 20, 2023) with no new permit activity recorded in 2.4 yr.
Active in "Entitled" for 18 mo (first record May 29, 2025) with no new permit activity recorded in 18 mo.
Active in "Entitled" for 2.9 yr (first record Dec 7, 2023) with no new permit activity recorded in 2.9 yr.
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:
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.
−$55,196/yr
Cash needed: $275,000
NOI: $20,652/yr
P&I: $6,321/mo
For $0/mo net cash flow
At $4,175/mo 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 | −$5,079/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.
Issued1 unitsAug 14, 2023 – Aug 14, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No building permits are recorded for this parcel since 2016.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | New ADU(B2303-207) | ADU · Renter | 1 (Aug 14, 2023) | 1 (Aug 14, 2023) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From San Rafael'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
8.98 acres
Assessor's classification for assessment purposes. This is not zoning.
1499A LUCAS VALLEY RD; 1499 LUCAS VALLEY RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 165-010-89. Assessed value is not market value.
Search by parcel number 165-010-89 (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.