San Geronimo 94963 · San Geronimo Valley · APN 170-190-06 · Unincorporated Marin
Zoned RSP-0.09-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 $1,246,000 ($1,096,000–$1,396,000).
Zoned RSP-0.09-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 323,999 sq ft lot. Local precedent is active with 1 ADU permit 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 (12 total permits, latest Feb 1, 2021).
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, 1 proposed or in review.
2 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.
21 permits within ½ mile since November 2024
$1,246,000
Benchmark range: $1,096,000 – $1,396,000
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)
Demolition at 16 Meadow View Ln: In "Applied" for 8.5 yr (since May 29, 2018), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,232/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 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-0.09-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 17.9 yr (first record Dec 23, 2008), with no completion or new permit record in 12.5 yr. · 1 unit · $483,281 declared valuation
Permit issued and active for 17.9 yr (first record Dec 23, 2008), with no completion or new permit record in 12.5 yr. · 1 unit · $93,612 declared valuation
In "Applied" for 8.5 yr (since May 29, 2018), with no new permit record in 8.5 yr. · $20,000 declared valuation
Permit issued and active for 14.6 yr (first record Mar 27, 2012), with no completion or new permit record in 12.7 yr. · 1 unit · $318,000 declared valuation
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)
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)
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)
12 Meadow View Ln · 1 unit · $70,000 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 $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)
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)
Plumbing / water heater / sewer permit issued (167040)
Recorded status: Issued
Generator & Gasline For Existing Propane T.D. 9-23-20 · Declared valuation: $30,000 · Contractor: Fontana Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (167040)
Current status: Issued
Generator & Gasline For Existing Propane T.D. 9-23-20 · Declared valuation: $30,000 · Contractor: Fontana Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
8 Meadow View Ln · 1 unit · $350,000 valuation
Records span Dec 16, 2013 to Apr 1, 2019 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Plumbing / water heater / sewer permit issued (160721)
Recorded status: Issued
Gas Bbq And Fire Pit T.D. 9/14/18 · Declared valuation: $10,000 · Contractor: Fontana Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Remodel / interior alteration permit issued (160722)
Recorded status: Issued
Rmdl Office; Elect & Plbg In Other Areas; Struct Int Doors;Ext Railing; Firepit & Built-In B B Q. T.D. 9/14/18 Convert To R3.1 Ambulatory · Declared valuation: $65,000 · Contractor: Fontana Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (160723)
Recorded status: Issued
Add Walls For Storage Rms; Elect Thruout T.D. 9/14/18 · Declared valuation: $50,000 · Contractor: Fontana Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Remodel / interior alteration permit issued (160724)
Recorded status: Issued
Remove Island & Heating Stove; Elect; Struct Door T.D. 9/14/18. C O U To R-3.1 · Declared valuation: $45,000 · Contractor: Fontana Construction Inc
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 8.5 yr (since May 29, 2018), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Active in "Issued" for 17.9 yr (first record Dec 23, 2008) with no new permit activity recorded in 12.5 yr.
Active in "Issued" for 17.9 yr (first record Dec 23, 2008) with no new permit activity recorded in 12.5 yr.
Issued after 5 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Issued after 6 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Pending in review for 8.5 yr (56.2× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Fontana Construction | Plumbing / water heater / sewer | 5 on parcel5 in ½ mi | $200,000 | 1 vs 3 prior |
| Juan Calmell | New single-family home | 4 on parcel4 in ½ mi | $617,533 | 0 vs 0 prior |
| Owner Builder | New garage / accessory structure | 1 on parcel2 in ½ mi | $36,000 | 226 |
| 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) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d |
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 ($12,450/yr) + local voter-approved bond debt ($1,868/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.
−$59,943/yr
Cash needed: $273,900
NOI: $15,602/yr
P&I: $6,295/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 | −$5,412/mo | -23.7% | $10,889/mo | −$5,392/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,625/mo | −$4,995/mo | -21.9% | $10,079/mo | −$4,770/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 | −$4,756/mo | -20.8% | $9,845/mo | −$4,296/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.
AppliedMay 29, 2018 – May 29, 2018
Issued1 unitsDec 23, 2008 – May 7, 2014
Issued1 unitsDec 23, 2008 – May 7, 2014
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Generator & Gasline For Existing Propane T.D. 9-23-20
Remove Island & Heating Stove; Elect; Struct Door T.D. 9/14/18. C O U To R-3.1
Add Walls For Storage Rms; Elect Thruout T.D. 9/14/18
Rmdl Office; Elect & Plbg In Other Areas; Struct Int Doors;Ext Railing; Firepit & Built-In B B Q. T.D. 9/14/18 Convert To R3.1 Ambulatory
Gas Bbq And Fire Pit T.D. 9/14/18
Demo Only J# Asb101457 - Waited For Permit To Be Issued, Demo Pmt Not Needed.2/28/19 Renovation Will Be Submitted At A Later Date Bc.
Finish Guard Rail @ Deck & Prkg Deck & Shower Enclosure (Plans On Permit # 142532)
Repl Water Heater ***Expired
Second Unit Needs To Extend Septic Permit Also! Plans Tossed 5/14/13.
Parking Deck-See Dw. For Addtional Extension
ingle Family Residence- Mmwd Says: S F & 2nd Unit 12/30/11 *Needs To Extd Septic Permit Too;
Detached Garage See Dw. Ext To 5/7/18
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
7.44 acres
Assessor's classification for assessment purposes. This is not zoning.
16 MEADOW VIEW LN; 18 MEADOW VIEW LN
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 170-190-06. Assessed value is not market value.
Search by parcel number 170-190-06 (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.
| Fast Water Heater | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,282 | 0 vs 0 prior |
| Ralph D Bruinsslot Recent nearby: 2 Osprey Trl (Feb 18, 2014) | New single-family home | 1 in ½ mi | $318,000 | 0 vs 0 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 |
| 159d(vs 205d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| DemolitionOn this parcel | 130 | 11d | 55d | 106d | 261d | 80d(vs 56d prior) |
| Addition (adds square footage) | 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) |
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.