San Geronimo 94963 · San Geronimo Village · APN 169-062-01 · Unincorporated Marin
Zoned R1-B2-SGV in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,571,000 ($1,382,000–$1,760,000).
Zone R1-B2-SGV allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Nov 19, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone A: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
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: 3 permitted, 1 proposed or in review.
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.
52 permits within ½ mile since November 2024
$1,571,000
Benchmark range: $1,382,000 – $1,760,000
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)
Accessory dwelling unit at 500 Meadow Way (adu 500a): Active in "Issued" for 2 yr (first record Nov 6, 2024) with no new permit activity recorded in 21 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 70 Juniper Ave (0.33 mi S, 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.
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 R1-B2-SGV as single-family residential, 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 2 yr (first record Nov 6, 2024), with no completion or new permit record in 21 mo. · 1 unit · $150,000 declared valuation
Permit issued and active for 10.3 yr (first record Aug 3, 2016), with no completion or new permit record in 10.2 yr. · $2,000 declared valuation
In "Applied" for 5 yr (since Nov 1, 2021), with no new permit record in 5 yr. · 1 unit · $489,084 declared valuation
In "Applied" for 5.5 yr (since May 18, 2021), with no new permit record in 4.4 yr. · 1 unit
Permit issued and active for 4.9 yr (first record Dec 6, 2021), with no completion or new permit record in 3.9 yr. · $5,000 declared valuation
In "Applied" for 4 yr (since Nov 18, 2022), with no new permit record in 3.7 yr. · 1 unit · $930,000 declared valuation
Nearby plumbing / water heater / sewer (116 Forest Dr): First appeared in published agency feed
Record B48951 · 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 $1,238,577 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)
15 Fir Ave · 1 unit · $225,000 valuation
Records span Jan 28, 2026 to Jul 30, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Electrical / panel permit application filed (93716)
Current status: Applied
Electrical Upgrade, Wrong Kind Of Permit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B44827)
Current status: Issued
upgrade 200 amp single service to a 400 amp 3 meter service — Service Upgrade · Declared valuation: $17,000 · Contractor: Cameron'S Custom Electrical Contracting
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B44827)
Recorded status: Issued
upgrade 200 amp single service to a 400 amp 3 meter service — Service Upgrade · Declared valuation: $17,000 · Contractor: Cameron'S Custom Electrical Contracting
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
22 (22a) Sage Ln · 1 unit · $35,000 valuation
Records span Dec 12, 2022 to May 29, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (92757)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (178685)
Recorded status: Issued
Legalize Cottage & Convert To A D U; Deck - B W O P (Previous Application Never Issued) · Declared valuation: $150,000 · 1 housing unit · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
320 Meadow Way · 1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit application filed (178685)
Current status: Issued
Legalize Cottage & Convert To A D U; Deck - B W O P (Previous Application Never Issued) · Declared valuation: $150,000 · Contractor: Owner/Builder
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)
70 Juniper Ave · 1 unit · $930,000 valuation
Records span Nov 18, 2022 to Mar 9, 2023 (1 permit).
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 Unincorporated Marin development graph →Active in "Issued" for 2 yr (first record Nov 6, 2024) with no new permit activity recorded in 21 mo.
In "Applied" for 4 yr (since Nov 18, 2022), 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, $930,000 declared valuation across 1 permit).
Pending in review for 12 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Pending in review for 10.3 yr (22.9× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Pending in review for 10.8 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
In "Applied" for 5 yr (since Nov 1, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder | Demolition | 1 on parcel8 in ½ mi | $849,600 | 226 vs 240 prior−6% |
| Owner | Demolition | 2 on parcel4 in ½ mi | $27,500 | 25 vs 15 prior+67% |
| Camerons Custom Electrical Contracting | Electrical / panel | 1 on parcel |
| 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 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 ($15,700/yr) + local voter-approved bond debt ($2,355/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.
−$83,401/yr
Cash needed: $345,400
NOI: $11,864/yr
P&I: $7,939/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 | −$7,367/mo | -25.6% | $13,618/mo | −$7,373/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,625/mo | −$6,950/mo | -24.1% | $12,604/mo | −$6,751/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 | −$6,711/mo | -23.3% | $12,312/mo | −$6,277/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 unitsNov 6, 2024 – Feb 19, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
upgrade 200 amp single service to a 400 amp 3 meter service — Service Upgrade
Electrical Upgrade, Wrong Kind Of Permit
Legalize Cottage & Convert To A D U; Deck - B W O P (Previous Application Never Issued)
Elect For Septic
Found Repl For Barn T.D. 8/19/16***Expired
Legalize Guest House, Storage Shed, Covered Porch & Stairs - B W O P
Bwop - Detached Accessory Building At South-East Corner Of Lot, Probably Habitable
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 |
|---|---|---|---|---|---|---|
| 2025 | —(92757) | ADU · Renter | — | 1 (Feb 19, 2025) | — | — |
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
1.06 acres
Assessor's classification for assessment purposes. This is not zoning.
500A MEADOW WAY; 500 MEADOW WAY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 169-062-01. Assessed value is not market value.
Search by parcel number 169-062-01 (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.
| $17,000 |
| 0 vs 0 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 |
| Bitzer Recent nearby: 4 Tamarack Rd (Jul 14, 2015) | Addition (adds square footage) | 2 in ½ mi | $60,500 | 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 |
| Leff Const And Dev Recent nearby: 45 Tamarack Rd (Jul 26, 2016) | Remodel / interior alteration | 1 in ½ mi | $200,000 | 0 vs 0 prior |
| Valentine Builders Recent nearby: 64 Wild Iris Rd (Dec 5, 2019) | Remodel / interior alteration | 1 in ½ mi | $150,000 | 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) | 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) |
| Electrical / panelOn this parcel | 3,019 | 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.