San Geronimo 94963 · San Geronimo Valley · APN 168-320-11 · Unincorporated Marin
Zoned ARP-20-SGV in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,229,000 ($1,082,000–$1,376,000).
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 12, 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.
8 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 13, 2026
$1,229,000
Benchmark range: $1,082,000 – $1,376,000
Closest lead: New home at 80 W Nicasio Rd (0.16 mi W, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,215/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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-20-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 5.5 yr (since May 18, 2021), with no new permit record in 4.4 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,238,577 in September 2025 to $1,272,219 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94963 (not a parcel appraisal)
Annual ZIP 94963 home-value index checkpoint
Changed from $1,288,757 in September 2024 to $1,238,577 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94963 (not a parcel appraisal)
HVAC / heat pump permit application filed (B42365)
Current status: Issued
Install 50a spa sub panel, located on right side of home<div><br></div><div>**Changed to "50a sub panel for a 50a mini split circuit" per Jeanne Costa of Ongaro and Sons on 5/16/25.</div> — New Circuits / Outlets · Declared valuation: $3,100 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B42365)
Recorded status: Issued
Install 50a spa sub panel, located on right side of home<div><br></div><div>**Changed to "50a sub panel for a 50a mini split circuit" per Jeanne Costa of Ongaro and Sons on 5/16/25.</div> — New Circuits / Outlets · Declared valuation: $3,100 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit application filed (B42239)
Current status: Issued
To service the primary bedroom - Install single zone ductless mini split new - outdoor unit to be located in right side yard — Mechanical Appliance · Declared valuation: $6,200 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B42239)
Recorded status: Issued
To service the primary bedroom - Install single zone ductless mini split new - outdoor unit to be located in right side yard — Mechanical Appliance · Declared valuation: $6,200 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94963 home-value index checkpoint
Changed from $1,250,840 in September 2023 to $1,288,757 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94963 (not a parcel appraisal)
Annual ZIP 94963 home-value index checkpoint
Changed from $1,329,997 in September 2022 to $1,250,840 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94963 (not a parcel appraisal)
Annual ZIP 94963 home-value index checkpoint
Changed from $1,242,719 in September 2021 to $1,329,997 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94963 (not a parcel appraisal)
80 W Nicasio Rd · 1 unit
Records span May 18, 2021 to Jun 9, 2022 (4 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94963 home-value index checkpoint
Changed from $977,055 in September 2020 to $1,242,719 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94963 (not a parcel appraisal)
Electrical / panel permit application filed (162876)
Current status: Issued
Distribution Panel · Declared valuation: $1,500 · Contractor: Tesla Energy
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (162877)
Current status: Issued
Battery Back Up Expreess · Declared valuation: $21,000 · Contractor: Tesla Energy
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (162876)
Recorded status: Issued
Distribution Panel · Declared valuation: $1,500 · Contractor: Tesla Energy
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (162877)
Recorded status: Issued
Battery Back Up Expreess · Declared valuation: $21,000 · Contractor: Tesla Energy
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 →In "Applied" for 5.5 yr (since May 18, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
High-impact scale (1 housing unit, $1,181,600 declared valuation across 1 permit).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Tesla Energy | Solar / battery storage | 3 on parcel3 in ½ mi | $59,850 | 0 vs 0 prior |
| Ernest Ongaro And Sons | HVAC / heat pump | 2 on parcel2 in ½ mi | $9,300 | 0 vs 0 prior |
| Solarwinds Energy | Solar / battery storage | 1 on parcel1 in ½ mi | $32,000 | 0 |
| 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) |
| 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 94963
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 ($12,300/yr) + local voter-approved bond debt ($1,845/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.
−$58,861/yr
Cash needed: $270,600
NOI: $15,774/yr
P&I: $6,220/mo
For $0/mo net cash flow
At $3,625/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 | $3,335/mo | −$5,322/mo | -23.6% | $10,763/mo | −$5,301/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,625/mo | −$4,905/mo | -21.8% | $9,962/mo | −$4,679/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,843/mo | −$4,666/mo | -20.7% | $9,731/mo | −$4,205/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.
Install 50a spa sub panel, located on right side of home<div><br></div><div>**Changed to "50a sub panel for a 50a mini split circuit" per Jeanne Costa of Ongaro and Sons on 5/16/25.</div> — New Circuits / Outlets
To service the primary bedroom - Install single zone ductless mini split new - outdoor unit to be located in right side yard — Mechanical Appliance
Battery Back Up Expreess
Distribution Panel
Bath Remodel T.D. 1/31/18
10.54kw Roof Mount Photovoltaic - Express
16.9kw Roof Mounted Photovoltaic - Express, E-Insp***Expired
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 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
2.39 acres
Assessor's classification for assessment purposes. This is not zoning.
34 W NICASIO RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 168-320-11. Assessed value is not market value.
Search by parcel number 168-320-11 (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.
| Rich Armusewicz Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $30,000 | 0 vs 1 prior |
| Summit Professional Builders Recent nearby: 98 W Nicasio Rd (Oct 6, 2016) | New garage / accessory structure | 2 in ½ mi | $1,329,275 | 0 vs 0 prior |
| Larkspur Builders Recent nearby: 52 W Nicasio Rd (Dec 7, 2021) | Pool / spa | 1 in ½ mi | $275,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 157d(vs 167d prior) |
| Remodel / interior alterationOn this parcel | 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 |
| HVAC / heat pumpOn this parcel | 2,946 | 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.