Woodacre 94973 · Woodacre · APN 172-231-33 · Unincorporated Marin
Zoned R1-B2-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 $1,162,000 ($1,023,000–$1,301,000).
Zoned R1-B2-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 12,632 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jul 23, 2025).
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.
89 permits within ½ mile since November 2024
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.
$1,162,000
Benchmark range: $1,023,000 – $1,301,000
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 80 Fire Rd (0.47 mi NE, issued). 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 (~$1,151/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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.
No ADU or new-home permits recorded within ¼ mile in this window.
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.
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 4.1 yr (first record Sep 28, 2022), with no completion or new permit record in 3.5 yr. · 1 unit · $2,000,000 declared valuation
In "Applied" for 14 mo (since Sep 17, 2025), with no new permit record in 14 mo. · 1 unit
Nearby roof replacement (31 Buckeye Cir): First appeared in published agency feed
Record B49075 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby windows / doors / siding (74 Carson Rd): First appeared in published agency feed
Record B48966 · 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 $1,065,244 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)
Roof replacement permit application filed (B43197)
Current status: Issued
Remove existing roofing material and install 28# base sheet 1 layer of tri-ply smooth modified bitumen 1 layer modified bitumen granulate roll — ReRoofing; With Electronic Inspection · Declared valuation: $24,800 · Contractor: Rhinosroofing Company
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B43197)
Recorded status: Issued
Remove existing roofing material and install 28# base sheet 1 layer of tri-ply smooth modified bitumen 1 layer modified bitumen granulate roll — ReRoofing; With Electronic Inspection · Declared valuation: $24,800 · Contractor: Rhinosroofing Company
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (B42079)
Current status: Issued
New 27kWh Battery ESS · Declared valuation: $30,225 · Contractor: Earthwise Energy Solutions Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B42079)
Recorded status: Issued
New 27kWh Battery ESS · Declared valuation: $30,225 · Contractor: Earthwise Energy Solutions Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B42064)
Current status: Issued
Main Panel Upgrade — Service Upgrade · Declared valuation: $5,250 · Contractor: Earthwise Energy Solutions Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B42064)
Recorded status: Issued
Main Panel Upgrade — Service Upgrade · Declared valuation: $5,250 · Contractor: Earthwise Energy Solutions Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
EV charger permit application filed (B41911)
Current status: Issued
Install (1) 50A, 240v circuit in the 200A main panel. Run wire along unfinished ceiling of utility room out to the exterior wall and hardwire the Wallbox Pulsar Plus. Derate charger to 40A. Ensure that hardwire meets proper clearance requirements. — EV Charging Station · Declared valuation: $1,600 · Contractor: Lumisol Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
EV charger permit issued (B41911)
Recorded status: Issued
Install (1) 50A, 240v circuit in the 200A main panel. Run wire along unfinished ceiling of utility room out to the exterior wall and hardwire the Wallbox Pulsar Plus. Derate charger to 40A. Ensure that hardwire meets proper clearance requirements. — EV Charging Station · Declared valuation: $1,600 · Contractor: Lumisol Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
EV charger permit issued (B40897)
Recorded status: Issued
EV charger Installation — EV Charging Station · Declared valuation: $1,652 · Contractor: Lumisol Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
EV charger permit application filed (B40897)
Current status: Issued
EV charger Installation — EV Charging Station · Declared valuation: $1,652 · Contractor: Lumisol 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 →Active in "Issued" for 4.1 yr (first record Sep 28, 2022) with no new permit activity recorded in 3.5 yr. High-impact scale (1 housing unit, $2,000,000 declared valuation across 1 permit).
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).
Active in "Applied" for 14 mo (first record Sep 17, 2025) with no new permit activity recorded in 14 mo.
Active in "Issued" for 4.8 yr (first record Jan 21, 2022) with no new permit activity recorded in 4.7 yr.
High-impact scale (1 housing unit, $925,000 declared valuation across 2 permits).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Earthwise Energy Solutions | Electrical / panel | 2 on parcel2 in ½ mi | $35,475 | 0 vs 0 prior |
| Moore Heating Air And Solar | HVAC / heat pump | 2 on parcel2 in ½ mi | $25,450 | 0 vs 0 prior |
| Lumisol | EV charger | 2 on parcel2 in ½ mi | $3,252 | 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 ($11,600/yr) + local voter-approved bond debt ($1,740/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.
−$59,381/yr
Cash needed: $255,200
NOI: $11,006/yr
P&I: $5,866/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 | −$5,296/mo | -24.9% | $10,176/mo | −$5,294/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,025/mo | −$4,948/mo | -23.3% | $9,418/mo | −$4,775/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 | −$4,749/mo | -22.3% | $9,200/mo | −$4,379/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.
Remove existing roofing material and install 28# base sheet 1 layer of tri-ply smooth modified bitumen 1 layer modified bitumen granulate roll — ReRoofing; With Electronic Inspection
New 27kWh Battery ESS
Main Panel Upgrade — Service Upgrade
Install (1) 50A, 240v circuit in the 200A main panel. Run wire along unfinished ceiling of utility room out to the exterior wall and hardwire the Wallbox Pulsar Plus. Derate charger to 40A. Ensure that hardwire meets proper clearance requirements. — EV Charging Station
EV charger Installation — EV Charging Station
Rooftop Solar 11.51 K W - Express
Repl Main Panel 100 A; Repl Air Handler, Heat Pump And Coil, Mini Split H V A C & Ducting; Repl Tankless Water Heater.
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
0.29 acres
Assessor's classification for assessment purposes. This is not zoning.
46 OAK GROVE AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 172-231-33. Assessed value is not market value.
Search by parcel number 172-231-33 (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.
| Rhinosroofing | Roof replacement | 1 on parcel1 in ½ mi | $24,800 | 0 vs 0 prior |
| Owner Builder Recent nearby: 33 Castle Rock Ave (Jan 23, 2026) | New garage / accessory structure | 9 in ½ mi | $731,876 | 226 vs 240 prior−6% |
| Owner Recent nearby: 230 Redwood Dr (Mar 10, 2025) | Demolition | 6 in ½ mi | $191,020 | 25 vs 15 prior+67% |
| Peters Design Build Recent nearby: 80 Fire Rd (May 18, 2023) | New single-family home | 1 in ½ mi | $2,000,000 | 0 vs 0 prior |
| 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 |
| Norman Charles Construction Recent nearby: 17 Madrone Ave (Sep 8, 2021) | Remodel / interior alteration | 1 in ½ mi | $200,000 | 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| EV chargerOn this parcel | 482 | 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.