San Anselmo 94960 · Sleepy Hollow · APN 176-331-02 · Unincorporated Marin
Since October 2024 within ½ mile: 1 homes completed, 1 permitted.
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.
260 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.
$2,350,000
Benchmark range: $2,068,000 – $2,632,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 31, 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 Oct 31, 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 R1-BD 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 2.7 yr (first record Feb 12, 2024), with no completion or new permit record in 2.3 yr. · 1 unit · $575,000 declared valuation
Permit issued and active for 10.9 yr (first record Dec 23, 2015), with no completion or new permit record in 10.6 yr. · 1 unit · $615,000 declared valuation
In "Applied" for 10.5 yr (since May 2, 2016), with no new permit record in 10.5 yr. · $2,500,000 declared valuation
In "Applied" for 9.2 yr (since Jul 31, 2017), with no new permit record in 9.2 yr. · 1 unit · $1,800,000 declared valuation
In "Applied" for 8.4 yr (since Jun 12, 2018), with no new permit record in 8.4 yr. · $500,000 declared valuation
Permit issued and active for 8.7 yr (first record Feb 21, 2018), with no completion or new permit record in 8.3 yr. · 1 unit · $800,000 declared valuation
Nearby other (41 Katrina Ln): First appeared in published agency feed
Record B48947 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby ev charger (50 Van Hooten Ct): First appeared in published agency feed
Record B48946 · 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 $1,602,637 in September 2025 to $1,702,818 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94960 (not a parcel appraisal)
Pool / spa permit issued (182001)
Recorded status: Issued
New In-Ground Swimming Pool With Spa And Cold Plunge. · Declared valuation: $146,000 · Contractor: Henry Gomez Construction Corp
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94960 home-value index checkpoint
Changed from $1,657,204 in September 2024 to $1,602,637 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94960 (not a parcel appraisal)
Pool / spa permit application filed (182001)
Current status: Issued
New In-Ground Swimming Pool With Spa And Cold Plunge. · Declared valuation: $146,000 · Contractor: Henry Gomez Construction Corp
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
26 Irving Dr (Adu 26a) · 1 unit · $299,000 valuation
Records span May 10, 2024 to Dec 10, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
15 Van Ripper Ct (Adu 15a) · 1 unit · $315,000 valuation
Records span Jun 6, 2024 to Oct 30, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94960 home-value index checkpoint
Changed from $1,652,687 in September 2023 to $1,657,204 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94960 (not a parcel appraisal)
Accessory dwelling unit (new or conversion) permit issued (177168)
Recorded status: Issued
Remodel: Kit & Bath; Addi: M Bedrm, Expand Kit & Fam Rm; Indent Entry & Open Up Atrium; Att A D U; Reconfig Entire Roof · Declared valuation: $575,000 · 1 housing unit · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (177168)
Current status: Issued
Remodel: Kit & Bath; Addi: M Bedrm, Expand Kit & Fam Rm; Indent Entry & Open Up Atrium; Att A D U; Reconfig Entire Roof · Declared valuation: $575,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94960 home-value index checkpoint
Changed from $1,730,005 in September 2022 to $1,652,687 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94960 (not a parcel appraisal)
133 Van Winkle Dr (Aka 135) · 1 unit · $60,000 valuation
Records span Apr 13, 2023 to Sep 14, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
26 Irving Dr · 1 unit · $200,000 valuation
Records span Jan 17, 2023 to Jul 31, 2023 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
26 Tappan Rd (Aka 28) · 1 unit · $292,000 valuation
Records span Apr 5, 2023 to Jul 19, 2023 (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 →Active in "Issued" for 2.7 yr (first record Feb 12, 2024) with no new permit activity recorded in 2.3 yr.
Active in "Applied" for 10.5 yr (first record May 2, 2016) with no new permit activity recorded in 10.5 yr. High-impact scale ($2,500,000 declared valuation across 2 permits).
Active in "Applied" for 9.2 yr (first record Jul 31, 2017) with no new permit activity recorded in 9.2 yr. High-impact scale (1 housing unit, $1,800,000 declared valuation across 3 permits).
Active in "Issued" for 8.7 yr (first record Feb 21, 2018) with no new permit activity recorded in 8.3 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
Active in "Applied" for 8.4 yr (first record Jun 12, 2018) with no new permit activity recorded in 8.4 yr.
Active in "Applied" for 3.8 yr (first record Jan 17, 2023) with no new permit activity recorded in 3.2 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 980 parcels
+0.0% YoY
City baseline: 16.5 / 1k
32 in trailing 24m
Includes 6 ADUs
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 ($23,500/yr) + local voter-approved bond debt ($3,525/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$139,468/yr
Cash needed: $517,000
NOI: $3,126/yr
P&I: $11,883/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 | −$12,042/mo | -27.9% | $20,167/mo | −$12,108/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,650/mo | −$11,622/mo | -27.0% | $18,666/mo | −$11,482/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 | −$11,382/mo | -26.4% | $18,233/mo | −$11,006/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.
Issued1 unitsFeb 12, 2024 – Jul 24, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
New In-Ground Swimming Pool With Spa And Cold Plunge.
Remodel: Kit & Bath; Addi: M Bedrm, Expand Kit & Fam Rm; Indent Entry & Open Up Atrium; Att A D U; Reconfig Entire Roof
Remodel: Kitchen, Bedrm, Bath, & Garage; Addition: Pantry, Powder Rm, Laundry Closet, Bed Ste W Full Bath; Doors & Windows
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Oct 31, 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 31, 2026
0.37 acres
Assessor's classification for assessment purposes. This is not zoning.
11A KATRINA LN; 11 KATRINA LN
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 31, 2026
Search by parcel number 176-331-02. Assessed value is not market value.
Search by parcel number 176-331-02 (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.