San Anselmo 94960 · Sleepy Hollow · APN 176-192-02 · Unincorporated Marin
Since October 2024 within ½ mile: 2 homes completed, 3 permitted, 1 proposed or in review.
6 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.
135 permits within ½ mile since October 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.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 2026
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 Oct 28, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of A2-BD as agricultural, checked against the zone description on Oct 24, 2026
HUD Small Area Fair Market Rent · ZIP 94960
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 ($17,050/yr) + local voter-approved bond debt ($2,558/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$92,913/yr
Cash needed: $375,100
NOI: $10,544/yr
P&I: $8,621/mo
For $0/mo net cash flow
At $3,650/mo 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 | $3,358/mo | −$8,162/mo | -26.1% | $14,751/mo | −$8,178/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,650/mo | −$7,743/mo | -24.8% | $13,654/mo | −$7,551/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,869/mo | −$7,502/mo | -24.0% | $13,337/mo | −$7,075/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.
Applied1 unitsJul 22, 2026 – Jul 22, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
New Detached A D U With Attached Storage Shed & Covered Patio
Electrical service upgrade 200A; install new subpanel — Service Upgrade
Install 2 battery backups
Photovoltaic - Residential Flush Roof Mount, Grid Tied
Replace windows and exterior doors in-kind. All windows shall have 1 min tempered pane per WUI requirements. Glass in doors shall be fully tempered. Windows shall comply with egress requirements where required. All windows + doors shall comply with Title 24 Energy Code. — Non-structural Door/Window Replacement
Bathrooms & Kitchen Remodel
Completely tear off current roof down to roof deck. Install 1 1/2” insulation boards on living area of roof. Followed by a 1/2” of fiber board. Install fiberglass base nailed down. install 2 layers of fiberglass plys, Hot mopped between layers. Install new plumbing flashing, as well as drop outlet drains. Install new edge metal on perimeter of roof. Install 1 layer of R-Cap cap sheet. — ReRoofing
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Oct 28, 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 Oct 26, 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 Oct 28, 2026
0.45 acres
Assessor's classification for assessment purposes. This is not zoning.
45 OAK KNOLL DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 28, 2026
Search by parcel number 176-192-02. Assessed value is not market value.
Search by parcel number 176-192-02 (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.