San Rafael 94903 · APN 165-220-11 · San Rafael
Zoned PD(1963) 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).
On-parcel permit history is indexed through Jul 15, 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)
about 86% 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: 4 permitted.
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.
15 permits within ½ mile since November 2024
$1,250,000
Benchmark range: $1,063,000 – $1,438,000
Demolition at 1600 Los Gamos Dr: Active in "Issued" for 11.9 yr (first record Dec 17, 2014) with no new permit activity recorded in 10.3 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Los Gamos Apartments (290 ft W, entitled). 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 13, 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 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 PD(1963) 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 11.9 yr (first record Dec 17, 2014), with no completion or new permit record in 10.3 yr. · $59,000 declared valuation
In "Entitled" for 4.8 yr (since Feb 7, 2022), with no new permit record in 4.8 yr. · 192 units
Permit issued and active for 3 yr (first record Oct 25, 2023), with no completion or new permit record in 20 mo. · 1 unit · $397,736 declared valuation
Permit issued and active for 3.1 yr (first record Oct 20, 2023), with no completion or new permit record in 18 mo. · 1 unit · $700,188 declared valuation
134 Erin Ct (Adu 134 A) - Lot · 1 unit · $708,322 valuation
Records span Nov 28, 2023 to Oct 20, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
55 Erin Ct (Adu 55 A) - Lot · 1 unit · $705,832 valuation
Records span Nov 28, 2023 to Oct 20, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project 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)
Electrical / panel permit issued (182131)
Recorded status: Issued
Commercial Site Improvement - 6' Fence; Bollards; Card Operated Pedestrian Gate; Exterior Prefab Spiral Stair; Add 3rd Story Door For Stair Access · Declared valuation: $450,000 · Contractor: Thompson Builders Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit issued (181715)
Recorded status: Issued
T I - Add Offices, Conference Rms, & 4 Baths W/Showers County Project Marin Co Fire · Declared valuation: $4,790,000 · Contractor: Thompson Builders Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (182131)
Current status: Issued
Commercial Site Improvement - 6' Fence; Bollards; Card Operated Pedestrian Gate; Exterior Prefab Spiral Stair; Add 3rd Story Door For Stair Access · Declared valuation: $450,000 · Contractor: Thompson Builders Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit application filed (93986)
Current status: Applied
T I - Remodel Office Space;Associated Mech And Elec Upgrades; Restroom Upgrade; (N) Hi/Lo Fountain - Mc Fire Dispatch - County Project · Declared valuation: $700,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit issued (180803)
Recorded status: Issued
Site A D A Improvements: Remove/Replace (E) Sidewalk, Curb, Pavement, Handrails, Signage, And Restripe "County Project" · Declared valuation: $150,000 · Contractor: Maggiora & Ghilotti Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit application filed (181715)
Current status: Issued
T I - Add Offices, Conference Rms, & 4 Baths W/Showers County Project Marin Co Fire · Declared valuation: $4,790,000 · Contractor: Thompson Builders Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
122 Erin Dr (Adu 122 A) - Lot · 1 unit · $700,188 valuation
Records span Oct 20, 2023 to May 2, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
51 Erin Dr · 1 unit · $397,736 valuation
Records span Oct 25, 2023 to Mar 26, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Other permit application filed (180803)
Current status: Issued
Site A D A Improvements: Remove/Replace (E) Sidewalk, Curb, Pavement, Handrails, Signage, And Restripe "County Project" · Declared valuation: $150,000 · Contractor: Maggiora & Ghilotti Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit application filed (92928)
Current status: Applied
Tenant Improvement At County-Owned Property - Marin Child Care Council · Declared valuation: $75,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit issued (177758)
Recorded status: Issued
T I: Walls, Millwork, Kitchenette, Power, Lighting, H V A C, & Finishes (County Project) · Declared valuation: $1,029,414 · Contractor: Raesfeld Construction
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 San Rafael development graph →Active in "Issued" for 11.9 yr (first record Dec 17, 2014) with no new permit activity recorded in 10.3 yr.
Active in "Entitled" for 4.8 yr (first record Feb 7, 2022) with no new permit activity recorded in 4.8 yr. High-impact scale (192 housing units, 20 deed-restricted affordable across 0 permits).
Active in "Issued" for 3.1 yr (first record Oct 20, 2023) with no new permit activity recorded in 18 mo.
Active in "Issued" for 3 yr (first record Oct 25, 2023) with no new permit activity recorded in 20 mo.
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.
IssuedDec 17, 2014 – Jul 13, 2016
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Commercial Site Improvement - 6' Fence; Bollards; Card Operated Pedestrian Gate; Exterior Prefab Spiral Stair; Add 3rd Story Door For Stair Access
T I - Add Offices, Conference Rms, & 4 Baths W/Showers County Project Marin Co Fire
T I - Remodel Office Space;Associated Mech And Elec Upgrades; Restroom Upgrade; (N) Hi/Lo Fountain - Mc Fire Dispatch - County Project
Site A D A Improvements: Remove/Replace (E) Sidewalk, Curb, Pavement, Handrails, Signage, And Restripe "County Project"
Tenant Improvement At County-Owned Property - Marin Child Care Council
T I: Walls, Millwork, Kitchenette, Power, Lighting, H V A C, & Finishes (County Project)
Convert (E) Office Space Into Two (N) Offices
T I - Suite 130
T I - Interior Remodel For Marin County 911 Fire Dispatch Suite 300
Add Storage Racks In Warehouse
Install 22 E V Chargers W/11 Dual Port Chargers; 600 A Main And T.D.
T.I. Structural Rmdl Minor Upgrades Ada In Bth Rm (Kaiser Hearing Ctr)
T I - Information Services & Technology
T I 2 Suites Smaller Is Cond Storage T.D. 8/10/16 Bruce: 925-478-1848
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 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 13, 2026
14.84 acres
Assessor's classification for assessment purposes. This is not zoning.
1600 LOS GAMOS DR; 1600 LOS GAMOS DR STE 200; 1600 LOS GAMOS DR STE 231
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 165-220-11. Assessed value is not market value.
Search by parcel number 165-220-11 (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.
Int Demo Suite 130
Repl Temporary Wall With 1-Hr Rated Permanent Wall T.D. 1/11/16
Demolition Of Upper Part Of Sign And Replace With New Sign***Expired T.D. 10/5/15
Tenant Improvements - Bathrooms & Accessibility Upgrades T.D. 4/6/15
Tenant Improvement Office Space Contact: Arch. Nicole Avila 537-9400 X21 Contact: Admin. David Speer Tco Granted Until 7/1/15. Wpk
T I For New Library***Expired T.D. 12/18/14
Interior Demolition T.D. 1/2/15
Add Storage Racks To Existing Warehouse***Expired; Ltr Sent 7/30/14kp***
Ada Upgrades To The Exterior For Fusion ***Extended To 09/15/17 --Wpk
518.5 Kw Roof Mounted Pholotvoltaic
Tenant Improvement Fusion Academy T.D. 10/3/13