Lagunitas 94938 · San Geronimo Valley · APN 168-022-16 · Unincorporated Marin
Zoned ARP-2-SGV in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,043,000 ($918,000–$1,168,000).
On-parcel permit history is indexed through Jun 9, 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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
18 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 14, 2026
$1,043,000
Benchmark range: $918,000 – $1,168,000
General repair (181866): Issued after 14 mo (5.1× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Accessory dwelling unit at 5 Barranca Rd (0.27 mi SW, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 ARP-2-SGV as agricultural, 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.
In "Applied" for 7.8 yr (since Feb 7, 2019), with no new permit record in 7.8 yr. · 1 unit · $187,000 declared valuation
Permit issued and active for 7.9 yr (first record Dec 6, 2018), with no completion or new permit record in 7.7 yr. · 1 unit · $118,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $980,329 in September 2025 to $1,044,557 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
General repair permit issued (181866)
Recorded status: Issued
Mitigate Foundation Settlement Including Stabilizing & Expanding A Section Of 1st Floor Retaining Wall · Declared valuation: $25,162 · Contractor: Mathew Phelps Enterprises Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94938 home-value index checkpoint
Changed from $1,021,850 in September 2024 to $980,329 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
General repair permit application filed (181866)
Current status: Issued
Mitigate Foundation Settlement Including Stabilizing & Expanding A Section Of 1st Floor Retaining Wall · Declared valuation: $25,162 · Contractor: Mathew Phelps Enterprises Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94938 home-value index checkpoint
Changed from $1,003,796 in September 2023 to $1,021,850 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
Annual ZIP 94938 home-value index checkpoint
Changed from $1,041,583 in September 2022 to $1,003,796 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
Annual ZIP 94938 home-value index checkpoint
Changed from $997,851 in September 2021 to $1,041,583 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
Annual ZIP 94938 home-value index checkpoint
Changed from $820,522 in September 2020 to $997,851 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
Electrical / panel permit application filed (B23703)
Current status: Issued
Adding batteries to an existing storage system. — Service Upgrade · Declared valuation: $3,900 · Contractor: J & J Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B23703)
Recorded status: Issued
Adding batteries to an existing storage system. — Service Upgrade · Declared valuation: $3,900 · Contractor: J & J Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
228 Arroyo Rd A K A · 1 unit · $118,000 valuation
Records span Dec 6, 2018 to Mar 19, 2019 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
5 Barranca Rd · 1 unit · $187,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Electrical / panel permit application filed (B14434)
Current status: Issued
Upgrade existing 200 Amp, electric to 400 Amp main panel. — Service Upgrade · Declared valuation: $6,000 · Contractor: J & J Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B14434)
Recorded status: Issued
Upgrade existing 200 Amp, electric to 400 Amp main panel. — Service Upgrade · Declared valuation: $6,000 · Contractor: J & J Electric
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 →Issued after 14 mo (5.1× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
In "Applied" for 7.8 yr (since Feb 7, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 7.9 yr (first record Dec 6, 2018) with no new permit activity recorded in 7.7 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| J And J Electric | Electrical / panel | 2 on parcel2 in ½ mi | $9,900 | 0 vs 0 prior |
| Mathew Phelps Enterprises | General repair | 1 on parcel1 in ½ mi | $25,162 | 0 vs 0 prior |
| Owner Builder Recent nearby: 228 Arroyo Rd A K A 230 (Mar 19, 2019) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $389,000 |
| 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) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) |
HUD Small Area Fair Market Rent · ZIP 94938
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 ($10,450/yr) + local voter-approved bond debt ($1,568/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.
−$49,919/yr
Cash needed: $229,900
NOI: $13,490/yr
P&I: $5,284/mo
For $0/mo net cash flow
At $3,150/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 | $2,898/mo | −$4,522/mo | -23.6% | $9,210/mo | −$4,506/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,150/mo | −$4,160/mo | -21.7% | $8,525/mo | −$3,965/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,339/mo | −$3,952/mo | -20.6% | $8,327/mo | −$3,554/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.
Mitigate Foundation Settlement Including Stabilizing & Expanding A Section Of 1st Floor Retaining Wall
Adding batteries to an existing storage system. — Service Upgrade
Upgrade existing 200 Amp, electric to 400 Amp main panel. — Service Upgrade
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
2.49 acres
Assessor's classification for assessment purposes. This is not zoning.
46 BARRANCA RD; 48 BARRANCA RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 168-022-16. Assessed value is not market value.
Search by parcel number 168-022-16 (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.
| 226 vs 240 prior−6% |
| Owner Recent nearby: 210 Tamal Rd (Jan 6, 2016) | Addition (adds square footage) | 2 in ½ mi | $200,000 | 25 vs 15 prior+67% |
| Brownco Construction And Dev Recent nearby: 145 Tamal Rd (Apr 2, 2020) | Commercial tenant improvement | 1 in ½ mi | $150,000 | 0 vs 1 prior |
| 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) |
| Electrical / panelOn this parcel | 3,020 | 0d | 0d | 0d | 2d | 0d |
| General repairOn this parcel | 693 | 38d | 83d | 181d | 328d | 97d(vs 66d 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.