Lagunitas 94938 · San Geronimo Valley · APN 168-034-16 · 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 $1,442,000 ($1,269,000–$1,615,000).
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Feb 18, 2025).
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.
Since November 2024 within ½ mile: 2 permitted; 1 commercial or mixed-use project.
3 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.
37 permits within ½ mile since November 2024
$1,442,000
Benchmark range: $1,269,000 – $1,615,000
Accessory dwelling unit at 228 Arroyo Rd A K A: Active in "Issued" for 7.9 yr (first record Dec 6, 2018) with no new permit activity recorded in 7.7 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Accessory dwelling unit at 5 Barranca Rd (330 ft SE, 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)
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.
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 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 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.
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
Permit issued and active for 12.5 yr (first record Apr 28, 2014), with no completion or new permit record in 11.6 yr. · 1 unit · $450,000 declared valuation
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
In "Entitled" for 2.1 yr (since Oct 4, 2024), with no new permit record in 2.1 yr. · 1 unit
In "Applied" for 7 mo (since Apr 23, 2026), with no new permit record in 7 mo. · $12,000 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)
5 Chaparro Ave · 1 unit · $35,000 valuation
Records span Jul 12, 2023 to Jun 5, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
0 Portola Ave · $12,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
152 Alta Ave · 1 unit · $677,200 valuation
Records span Apr 1, 2025 to Sep 10, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Electrical / panel permit issued (B41199)
Recorded status: Issued
Replace existing Kitchen Including electrical and mechanical No structural modifications will be made · Declared valuation: $60,000 · Contractor: Simon Moyes
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B41203)
Recorded status: Issued
Renovate bathroom. New tiles, sink etc. No structural changes. · Declared valuation: $20,000 · Contractor: Simon Moyes
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B41204)
Recorded status: Issued
Upgrade existing windows and sliding patio doors. Upgrade electrical outlets and lighting. Install new propane fireplace — New Circuits / Outlets, Replace Circuits / Outlets; New Ductwork, Mechanical Appliance; Non-structural Door/Window Replacement · Declared valuation: $35,000 · Contractor: Simon Moyes
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B41199)
Current status: Issued
Replace existing Kitchen Including electrical and mechanical No structural modifications will be made · Declared valuation: $60,000 · Contractor: Simon Moyes
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B41203)
Current status: Issued
Renovate bathroom. New tiles, sink etc. No structural changes. · Declared valuation: $20,000 · Contractor: Simon Moyes
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit application filed (B41204)
Current status: Issued
Upgrade existing windows and sliding patio doors. Upgrade electrical outlets and lighting. Install new propane fireplace — New Circuits / Outlets, Replace Circuits / Outlets; New Ductwork, Mechanical Appliance; Non-structural Door/Window Replacement · Declared valuation: $35,000 · Contractor: Simon Moyes
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
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 →Active in "Issued" for 7.9 yr (first record Dec 6, 2018) with no new permit activity recorded in 7.7 yr.
Pending in review for 4.2 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Pending in review for 11.5 yr (25.7× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
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).
In "Entitled" for 2.1 yr (since Oct 4, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 12.5 yr (first record Apr 28, 2014) with no new permit activity recorded in 11.6 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder | Accessory dwelling unit (new or conversion) | 2 on parcel6 in ½ mi | $1,401,201 | 226 vs 240 prior−6% |
| Simon Moyes | Electrical / panel | 3 on parcel3 in ½ mi | $115,000 | 0 vs 0 prior |
| Champie John A | Electrical / panel | 1 on parcel2 in ½ mi | $11,500 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 211d(vs 273d 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 205d prior) |
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 ($14,400/yr) + local voter-approved bond debt ($2,160/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.
−$78,430/yr
Cash needed: $316,800
NOI: $8,947/yr
P&I: $7,281/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 | −$6,898/mo | -26.1% | $12,526/mo | −$6,913/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,150/mo | −$6,536/mo | -24.8% | $11,594/mo | −$6,372/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 | −$6,328/mo | -24.0% | $11,325/mo | −$5,961/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 unitsDec 6, 2018 – Mar 19, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Upgrade existing windows and sliding patio doors. Upgrade electrical outlets and lighting. Install new propane fireplace — New Circuits / Outlets, Replace Circuits / Outlets; New Ductwork, Mechanical Appliance; Non-structural Door/Window Replacement
Renovate bathroom. New tiles, sink etc. No structural changes.
Replace existing Kitchen Including electrical and mechanical No structural modifications will be made
Replace (E) Deck
Rooftop Photovoltaic System - Express
A D U, Detached - Legalize
Conv Barn To Liv Sp: Play,Craft,Exercise,Library,Bath
Install Patio Roof, Windows, Doors, Re-Roof Repairs. Work Not Being Done 3/9/17
Electric For Septic Pump ***Extend To 09/17/2016 Pc
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2019 | —(161058) | ADU · Renter | — | 1 (Mar 19, 2019) | — | — |
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 13, 2026
2.21 acres
Assessor's classification for assessment purposes. This is not zoning.
228 ARROYO RD; 230 ARROYO RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 168-034-16. Assessed value is not market value.
Search by parcel number 168-034-16 (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.
| 0 vs 0 prior |
| Occidental Power Solar And Cogeneration | Solar / battery storage | 1 on parcel1 in ½ mi | $62,899 | 0 vs 0 prior |
| Owner Recent nearby: 125 Portola Ave (Oct 19, 2016) | Addition (adds square footage) | 2 in ½ mi | $260,000 | 25 vs 15 prior+67% |
| Juan Calmell Recent nearby: 338 Arroyo Rd (Apr 16, 2015) | New single-family home | 1 in ½ mi | $450,000 | 0 vs 0 prior |
| Traditional Trades Recent nearby: 190 E Cintura Ave. (Sep 4, 2019) | Addition (adds square footage) | 1 in ½ mi | $245,000 | 0 vs 0 prior |
| Accessory dwelling unit (new or conversion)On this parcel | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage)On this parcel | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 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.