San Anselmo 94960 · Sleepy Hollow · APN 177-011-15 · Unincorporated Marin
Zoned PF-RSP-2 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,009,000 ($1,768,000–$2,250,000).
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Mar 9, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
32 substantial renovation & housing permits over 24 months (32.7 per 1,000 parcels vs. 16.4 citywide baseline) (#4 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Sleepy Hollow)
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.
152 permits within ½ mile since November 2024
$2,009,000
Benchmark range: $1,768,000 – $2,250,000
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)
Other (181255): Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 666 Fawn Dr (0.48 mi SE, 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)
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.
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 PF-RSP-2 as public / institutional, 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 10.2 yr (first record Aug 23, 2016), with no completion or new permit record in 10.1 yr. · $10,000 declared valuation
Permit issued and active for 8.3 yr (first record Aug 9, 2018), with no completion or new permit record in 7.6 yr. · 1 unit · $1,097,000 declared valuation
In "Applied" for 7.5 yr (since Apr 29, 2019), with no new permit record in 7.5 yr. · 1 unit · $1,000,000 declared valuation
Permit issued and active for 7.7 yr (first record Feb 21, 2019), with no completion or new permit record in 7.5 yr. · 1 unit · $35,000 declared valuation
Permit issued and active for 7.5 yr (first record May 16, 2019), with no completion or new permit record in 7.1 yr. · 1 unit · $325,000 declared valuation
Permit issued and active for 6.8 yr (first record Jan 16, 2020), with no completion or new permit record in 6.7 yr. · 1 unit · $60,000 declared valuation
Nearby plumbing / water heater / sewer (980 Butterfield Rd): First appeared in published agency feed
Record B49066 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby pool / spa (111 Deer Hollow Rd): First appeared in published agency feed
Record 94635 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (635 Fawn Dr): First appeared in published agency feed
Record B49033 · 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
Nearby other (111 Deer Hollow Rd): First appeared in published agency feed
Record B48924 · 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)
Other permit issued (181255)
Recorded status: Issued
Remodel, Expand Deck · Declared valuation: $27,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit application filed (181255)
Current status: Issued
Remodel, Expand Deck · Declared valuation: $27,000 · 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 $1,657,204 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)
HVAC / heat pump permit application filed (B41046)
Current status: Issued
(1) heat pump condenser in right side yard with new electrical disconnet 60amp/15amp (1) 48k BTUS air handler under house changeout with outlet changeout — Mechanical Appliance, Replace Mechanical Appliance · Declared valuation: $24,720 · Contractor: Castle Heating & Air
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B41046)
Recorded status: Issued
(1) heat pump condenser in right side yard with new electrical disconnet 60amp/15amp (1) 48k BTUS air handler under house changeout with outlet changeout — Mechanical Appliance, Replace Mechanical Appliance · Declared valuation: $24,720 · Contractor: Castle Heating & Air
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
33 Fawn Dr · 1 unit · $900,000 valuation
Records span Sep 1, 2023 to Oct 7, 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)
854 Butterfield Ln · $500 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
107 Deer Hollow Rd (Aka 107a) · 1 unit · $80,000 valuation
Records span Jul 19, 2023 to Nov 14, 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 →In "Applied" for 7.5 yr (since Apr 29, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Active in "Issued" for 8.3 yr (first record Aug 9, 2018) with no new permit activity recorded in 7.6 yr. High-impact scale (1 housing unit, $1,097,000 declared valuation across 2 permits).
In "Applied" for 2.3 yr (since Aug 1, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
In "Applied" for 5.8 yr (since Jan 13, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 6 yr (since Nov 9, 2020), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 980 parcels
−11.8% YoY
City baseline: 16.4 / 1k
32 in trailing 24m
Includes 5 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder | Remodel / interior alteration | 1 on parcel31 in ½ mi | $3,010,976 | 226 vs 240 prior−6% |
| Bay Area Solar Solutions | Solar / battery storage | 1 on parcel1 in ½ mi | $30,967 | 0 vs 0 prior |
| Castle Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi |
| 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 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 ($20,100/yr) + local voter-approved bond debt ($3,015/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.
−$114,928/yr
Cash needed: $442,200
NOI: $7,036/yr
P&I: $10,164/mo
For $0/mo net cash flow
At $3,650/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 | $3,358/mo | −$9,997/mo | -27.1% | $17,312/mo | −$10,036/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,650/mo | −$9,577/mo | -26.0% | $16,024/mo | −$9,410/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 | −$9,337/mo | -25.3% | $15,652/mo | −$8,934/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.
Remodel, Expand Deck
(1) heat pump condenser in right side yard with new electrical disconnet 60amp/15amp (1) 48k BTUS air handler under house changeout with outlet changeout — Mechanical Appliance, Replace Mechanical Appliance
Installing 18 roof mounted solar panels. 7.02kW system
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
0.92 acres
Assessor's classification for assessment purposes. This is not zoning.
323 FAWN DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 177-011-15. Assessed value is not market value.
Search by parcel number 177-011-15 (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.
| $24,720 |
| 0 vs 0 prior |
| Owner Recent nearby: 35 Deer Hollow Rd (Mar 8, 2022) | Remodel / interior alteration | 8 in ½ mi | $601,995 | 25 vs 15 prior+67% |
| Drake Building Recent nearby: 30 Fawn Ct (Mar 24, 2022) | Remodel / interior alteration | 5 in ½ mi | $655,000 | 1 vs 2 prior |
| First Impressions Painting And Building Recent nearby: 80 Oak Knoll Dr (Sep 7, 2022) | Remodel / interior alteration | 4 in ½ mi | $364,000 | 0 vs 0 prior |
| Schalich Brothers Construction Recent nearby: 1 Fawn Ct (Nov 17, 2020) | Demolition | 3 in ½ mi | $1,645,000 | 7 vs 1 prior |
| Dan Young Construction Recent nearby: 1111 Butterfield Rd (Apr 2, 2015) | Addition (adds square footage) | 3 in ½ mi | $973,000 | 0 vs 0 prior |
| Marin Custom Builders Recent nearby: 101 Sleepy Hollow Dr (Jun 28, 2017) | Remodel / interior alteration | 3 in ½ mi | $595,800 | 0 vs 0 prior |
| Rivas Building Group Recent nearby: 701 Butterfield Rd (Jun 4, 2018) | Remodel / interior alteration | 3 in ½ mi | $235,000 | 0 vs 0 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 |
| HVAC / heat pumpOn this parcel | 2,946 | 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.