San Geronimo 94963 · San Geronimo Village · APN 169-331-16 · Unincorporated Marin
Zoned RSP-0.13-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 $1,239,000 ($1,090,000–$1,388,000).
Zoned RSP-0.13-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 113,474 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Apr 3, 2023, 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)
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.
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.
55 permits within ½ mile since November 2024
$1,239,000
Benchmark range: $1,090,000 – $1,388,000
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)
New home at 70 Juniper Ave: 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).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 15 Fir Ave (0.19 mi NE, 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 RSP-0.13-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.
In "Applied" for 4 yr (since Nov 18, 2022), with no new permit record in 3.7 yr. · 1 unit · $930,000 declared valuation
Permit issued and active for 10.7 yr (first record Feb 17, 2016), with no completion or new permit record in 10.7 yr. · $300 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
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 4.7 yr (first record Feb 25, 2022), with no completion or new permit record in 17 mo. · 1 unit · $270,454 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)
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)
350 Montezuma Ave · 1 unit · $270,454 valuation
Records span Feb 25, 2022 to Jun 27, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
500 Meadow Way (Adu 500a) · 1 unit · $150,000 valuation
Records span Nov 6, 2024 to Feb 19, 2025 (1 permit).
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)
General repair permit application filed (90970)
Current status: Applied
Retaining Wall · Declared valuation: $180,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New single-family home permit application filed (90895)
Current status: Applied
(N) S F D; Garage; Deck · Declared valuation: $930,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Planning entitlement approved for 1 housing unit (P3528)
Reported in 2022 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
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)
15 Fir Ave · 1 unit · $489,084 valuation
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)
433 Meadow Way · 1 unit · $83,600 valuation
Records span Oct 16, 2013 to Jan 8, 2018 (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 →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 3.6 yr (15.9× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Pending in review for 3.7 yr (5.3× the 253d median) — slower than 90% of new single-family home permits in Unincorporated Marin (median 253d, 90th pct 686d, n=121).
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 10.3 yr (first record Aug 3, 2016) with no new permit activity recorded in 10.2 yr.
Active in "Issued" for 2 yr (first record Nov 6, 2024) with no new permit activity recorded in 21 mo.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder Recent nearby: 15 Fir Ave (Jul 30, 2026) | New single-family home | 6 in ½ mi | $602,300 | 226 vs 240 prior−6% |
| Owner Recent nearby: 350 Montezuma Ave (Jun 27, 2025) | Demolition | 4 in ½ mi | $292,604 | 25 vs 15 prior+67% |
| Bitzer Recent nearby: 4 Tamarack Rd (Jul 14, 2015) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
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 ($12,400/yr) + local voter-approved bond debt ($1,860/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.
−$59,582/yr
Cash needed: $272,800
NOI: $15,659/yr
P&I: $6,270/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 | −$5,382/mo | -23.7% | $10,847/mo | −$5,362/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,625/mo | −$4,965/mo | -21.8% | $10,040/mo | −$4,740/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 | −$4,726/mo | -20.8% | $9,807/mo | −$4,266/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.
Applied1 unitsNov 18, 2022 – Mar 9, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Retaining Wall
(N) S F D; Garage; Deck
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 |
|---|---|---|---|---|---|---|
| 2022 | —(P3528) | SFD · Owner | 1 (Nov 18, 2022) | — | — | — |
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
2.61 acres
Assessor's classification for assessment purposes. This is not zoning.
70 JUNIPER AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 169-331-16. Assessed value is not market value.
Search by parcel number 169-331-16 (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.
| Addition (adds square footage) |
| 2 in ½ mi |
| $60,500 |
| 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 |
| 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) |
| 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.