San Geronimo 94963 · San Geronimo Village · APN 169-221-25 · Unincorporated Marin
Zoned R1-B4-SGV in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,304,000 ($1,148,000–$1,460,000).
Zoned R1-B4-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,803 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Apr 23, 2026).
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)
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: 1 permitted, 3 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.
43 permits within ½ mile since November 2024
$1,304,000
Benchmark range: $1,148,000 – $1,460,000
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)
Closest lead: New home at 15 Fir Ave (0.48 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 (~$1,287/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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
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 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 R1-B4-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 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
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 22 mo (since Jan 9, 2025), with no new permit record in 22 mo. · 1 unit
Record 94590 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Record 94590 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
567 San Geronimo Valley Dr · 1 unit · $35,000 valuation
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 $1,238,577 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)
11 Deer Camp Dr · 1 unit · $1,400,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Other permit application filed (B46582)
Current status: Issued
Declared valuation: $2,200 · Contractor: West Coast Solar Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit issued (B46582)
Recorded status: Issued
Declared valuation: $2,200 · Contractor: West Coast Solar Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B46573)
Current status: Issued
ReRoofing · Declared valuation: $8,000 · Contractor: Goldline Roofing & Renovation Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B46573)
Recorded status: Issued
ReRoofing · Declared valuation: $8,000 · Contractor: Goldline Roofing & Renovation Inc
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)
320 Meadow Way · 1 unit
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 $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)
625 San Geronimo Valley Dr · $5,000 valuation
Records span Dec 6, 2021 to Dec 8, 2022 (3 permits).
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 →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).
Active in "Issued" for 4.9 yr (first record Dec 6, 2021) with no new permit activity recorded in 3.9 yr.
In "Applied" for 22 mo (since Jan 9, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 10.3 yr (first record Aug 3, 2016) with no new permit activity recorded in 10.2 yr.
work_desc changed to "Convert Existing Garage Space To A D U." in snapshot Oct 31, 2026.
High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Freedom Forever | Solar / battery storage | 1 on parcel1 in ½ mi | $23,000 | 0 vs 0 prior |
| Goldline Roofing And Renovation | Roof replacement | 1 on parcel1 in ½ mi | $8,000 | 0 vs 0 prior |
| West Coast Solar | Other | 1 on parcel1 in ½ mi | $2,200 | 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 | 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 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 ($13,050/yr) + local voter-approved bond debt ($1,958/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.
−$64,274/yr
Cash needed: $287,100
NOI: $14,912/yr
P&I: $6,599/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 | −$5,773/mo | -24.1% | $11,393/mo | −$5,758/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,625/mo | −$5,356/mo | -22.4% | $10,545/mo | −$5,136/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 | −$5,117/mo | -21.4% | $10,300/mo | −$4,662/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.
ReRoofing
6.60kw Roof Mount Photovoltaic - Express
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
0.25 acres
Assessor's classification for assessment purposes. This is not zoning.
56 SYLVESTRIS DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 169-221-25. Assessed value is not market value.
Search by parcel number 169-221-25 (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.
| Owner Builder Recent nearby: 15 Fir Ave (Jul 30, 2026) | Demolition | 7 in ½ mi | $699,600 | 226 vs 240 prior−6% |
| Bitzer Recent nearby: 4 Tamarack Rd (Jul 14, 2015) | Addition (adds square footage) | 2 in ½ mi | $60,500 | 0 vs 0 prior |
| Dolan Construction Recent nearby: 49 Sylvestris Dr (Apr 5, 2023) | New garage / accessory structure | 1 in ½ mi | $229,714 | 0 vs 1 prior |
| Hanford Applied Restoration And Construction Recent nearby: 5800 Sir Francis Drake Blvd (Sep 29, 2020) | New garage / accessory structure | 1 in ½ mi | $185,000 | 0 vs 0 prior |
| Royal Home Builder Recent nearby: 125 Sylvestris Dr (Nov 18, 2022) | New garage / accessory structure | 1 in ½ mi | $150,000 | 0 vs 0 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| Roof replacementOn this parcel | 3,663 | 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.