Woodacre 94973 · Woodacre · APN 172-161-31 · Unincorporated Marin
Zoned R1-B3-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 $1,111,000 ($978,000–$1,244,000).
Zoned R1-B3-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,581 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Oct 30, 2026, 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: 1 proposed or in review.
1 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.
120 permits within ½ mile since November 2024
$1,111,000
Benchmark range: $978,000 – $1,244,000
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 Edgewood Dr (0.34 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,102/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 R1-B3-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 7.3 yr (first record Jul 11, 2019), with no completion or new permit record in 7.2 yr. · 1 unit · $225,000 declared valuation
In "Applied" for 6.3 yr (since Jul 28, 2020), with no new permit record in 6.3 yr. · 1 unit · $35,000 declared valuation
In "Applied" for 6.1 yr (since Oct 22, 2020), with no new permit record in 6.1 yr. · 1 unit · $352,000 declared valuation
Permit issued and active for 4.8 yr (first record Jan 21, 2022), with no completion or new permit record in 4.7 yr. · $31,000 declared valuation
Permit issued and active for 3.5 yr (first record May 15, 2023), with no completion or new permit record in 3.5 yr. · 1 unit · $8,000 declared valuation
In "Applied" for 2.6 yr (since Apr 22, 2024), with no new permit record in 2.6 yr.
Windows / doors / siding (B48966): First appeared in published agency feed
Detected between upstream data snapshots
Non-structural Door/Window Replacement
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff window
Windows / doors / siding permit application filed (B48966)
Current status: Issued
Non-structural Door/Window Replacement · Declared valuation: $8,920 · Contractor: Jemico Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (B48966)
Recorded status: Issued
Non-structural Door/Window Replacement · Declared valuation: $8,920 · Contractor: Jemico Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,065,244 in September 2025 to $1,116,587 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94973 (not a parcel appraisal)
Annual ZIP 94973 home-value index checkpoint
Changed from $1,061,933 in September 2024 to $1,065,244 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94973 (not a parcel appraisal)
10 Holly Ln · 1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94973 home-value index checkpoint
Changed from $1,063,265 in September 2023 to $1,061,933 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94973 (not a parcel appraisal)
0 Sylvan Way
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Electrical / panel permit application filed (B36821)
Current status: Issued
Upgrade main service to 200 amps. — Service Upgrade · Declared valuation: $3,000 · Contractor: Rake Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B36821)
Recorded status: Issued
Upgrade main service to 200 amps. — Service Upgrade · Declared valuation: $3,000 · Contractor: Rake Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit application filed (B36620)
Current status: Issued
Replace failed furnace with new furnace — Replace Mechanical Appliance · Declared valuation: $5,800 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B36620)
Recorded status: Issued
Replace failed furnace with new furnace — Replace Mechanical Appliance · Declared valuation: $5,800 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94973 home-value index checkpoint
Changed from $1,129,016 in September 2022 to $1,063,265 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94973 (not a parcel appraisal)
254 Redwood Dr (Aka 256) · 1 unit · $24,876 valuation
Records span Apr 5, 2021 to Jul 11, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
156 Central Ave · 1 unit · $8,000 valuation
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 6.1 yr (since Oct 22, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 2.6 yr (since Apr 22, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
In "Applied" for 6.3 yr (since Jul 28, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 4.8 yr (first record Jan 21, 2022) with no new permit activity recorded in 4.7 yr.
Active in "Applied" for 14 mo (first record Sep 17, 2025) with no new permit activity recorded in 14 mo.
Active in "Issued" for 3.5 yr (first record May 15, 2023) with no new permit activity recorded in 3.5 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Jemico | Windows / doors / siding | 1 on parcel1 in ½ mi | $8,920 | 0 vs 0 prior |
| Divine Electric | Electrical / panel | 1 on parcel1 in ½ mi | $7,445 | 2 vs 1 prior |
| Ernest Ongaro And Sons | HVAC / heat pump | 1 on parcel1 in ½ mi | $5,800 | 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 94973
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 ($11,100/yr) + local voter-approved bond debt ($1,665/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.
−$55,772/yr
Cash needed: $244,200
NOI: $11,581/yr
P&I: $5,613/mo
For $0/mo net cash flow
At $3,025/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 | $2,783/mo | −$4,995/mo | -24.5% | $9,756/mo | −$4,989/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,025/mo | −$4,648/mo | -22.8% | $9,030/mo | −$4,470/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,207/mo | −$4,448/mo | -21.9% | $8,820/mo | −$4,075/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.
Non-structural Door/Window Replacement
Upgrade main service to 200 amps. — Service Upgrade
Replace failed furnace with new furnace — Replace Mechanical Appliance
100A to 125A Panel Upgrade. — Service Upgrade
Supply and install 50-gallon high recovery water heater, propane — Replace Plumbing Fixtures(s)
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
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
11 FERN AVE; 74 CARSON RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 172-161-31. Assessed value is not market value.
Search by parcel number 172-161-31 (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.
| William Gotelli Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,575 | 0 vs 0 prior |
| Rake Electric | Electrical / panel | 1 on parcel1 in ½ mi | $3,000 | 0 vs 0 prior |
| Owner Builder Recent nearby: 33 Castle Rock Ave (Jan 23, 2026) | New garage / accessory structure | 10 in ½ mi | $815,376 | 226 vs 240 prior−6% |
| Owner Recent nearby: 230 Redwood Dr (Mar 10, 2025) | New garage / accessory structure | 9 in ½ mi | $451,020 | 25 vs 15 prior+67% |
| Crafted Earth Recent nearby: 63 Madrone Ave (Aug 17, 2021) | Remodel / interior alteration | 1 in ½ mi | $300,000 | 0 vs 3 prior |
| Brandon Duisenberg Construction Recent nearby: 30 Oak Grove Ave (Apr 3, 2018) | New garage / accessory structure | 1 in ½ mi | $240,000 | 0 vs 0 prior |
| Guthrie Construction Recent nearby: 9 Sylvan Way (Mar 21, 2024) | Remodel / interior alteration | 1 in ½ mi | $225,000 | 0 vs 3 prior |
| 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) |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
| 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.