San Anselmo 94960 · Sleepy Hollow · APN 177-172-22 · Unincorporated Marin
Zoned R1-B2 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,997,000 ($1,757,000–$2,237,000).
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 45,128 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Sep 29, 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)
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)
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: 4 homes completed, 3 permitted, 1 proposed or in review.
8 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.
44 permits within ½ mile since November 2024
$1,997,000
Benchmark range: $1,757,000 – $2,237,000
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)
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 116 Holstein Rd (0.45 mi NW, 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 (~$1,951/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-B2 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 12.9 yr (first record Dec 24, 2013), with no completion or new permit record in 12.4 yr. · 1 unit · $800,000 declared valuation
Permit issued and active for 12.6 yr (first record Apr 22, 2014), with no completion or new permit record in 12.2 yr. · 1 unit · $337,500 declared valuation
Permit issued and active for 10.4 yr (first record Jun 14, 2016), with no completion or new permit record in 10.2 yr. · $2,925 declared valuation
Permit issued and active for 11.4 yr (first record Jun 11, 2015), with no completion or new permit record in 10.1 yr. · 1 unit · $625,000 declared valuation
Permit issued and active for 8.6 yr (first record Apr 24, 2018), with no completion or new permit record in 8.6 yr. · 1 unit
Permit issued and active for 8 yr (first record Nov 15, 2018), with no completion or new permit record in 7.7 yr. · 1 unit
Nearby other (7 Quail Way): First appeared in published agency feed
Record B49094 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (404 San Francisco Blvd): First appeared in published agency feed
Record B48936 · 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)
Windows / doors / siding permit application filed (B48540)
Current status: Issued
Non-structural Door/Window Replacement · Declared valuation: $19,885 · Contractor: Brothers Home Improvement Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (B48540)
Recorded status: Issued
Non-structural Door/Window Replacement · Declared valuation: $19,885 · Contractor: Brothers Home Improvement Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
0 Los Angeles Blvd & Sacramento Ave · 1 unit
Records span Jun 29, 2026 to Jul 15, 2026 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
183 Sacramento Ave A D U 183 A · 1 unit · $2,100,000 valuation
Records span Jan 9, 2024 to Feb 2, 2026 (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 $1,657,204 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)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
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 12.9 yr (first record Dec 24, 2013) with no new permit activity recorded in 12.4 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
Active in "Issued" for 2.8 yr (first record Jan 9, 2024) with no new permit activity recorded in 9 mo. High-impact scale (1 housing unit, $2,100,000 declared valuation across 1 permit).
In "Entitled" for 6.5 yr (since Apr 26, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 6 yr (since Oct 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 8.6 yr (first record Apr 24, 2018) with no new permit activity recorded in 8.6 yr.
Active in "Issued" for 5.6 yr (first record Mar 23, 2021) with no new permit activity recorded in 5.6 yr.
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 |
|---|---|---|---|---|
| Renewal By Andersen | Windows / doors / siding | 3 on parcel3 in ½ mi | $64,061 | 0 vs 0 prior |
| John Owens Services | Other | 1 on parcel1 in ½ mi | $23,466 | 0 vs 0 prior |
| Brothers Home Improvement | Windows / doors / siding | 1 on parcel1 in ½ mi | $19,885 |
| 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 ($19,950/yr) + local voter-approved bond debt ($2,993/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.
−$113,845/yr
Cash needed: $438,900
NOI: $7,209/yr
P&I: $10,088/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 | −$9,907/mo | -27.1% | $17,186/mo | −$9,945/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,650/mo | −$9,487/mo | -25.9% | $15,907/mo | −$9,319/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 | −$9,246/mo | -25.3% | $15,538/mo | −$8,842/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
Replace boiler. — Replace Mechanical Appliance
Replace 18 Windows In Kind
Rplc 2 Wndws Like Kind - Must Meet W U I Reqs
Rplc 1 Door & 1 Wndw - Same Sizes
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
1.04 acres
Assessor's classification for assessment purposes. This is not zoning.
56 MIWOK DR; 58 MIWOK DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 177-172-22. Assessed value is not market value.
Search by parcel number 177-172-22 (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.
| Owner Builder Recent nearby: 60 Sacramento Ave (Jul 29, 2026) | Addition (adds square footage) | 13 in ½ mi | $4,456,925 | 226 vs 240 prior−6% |
| Jungsten Constr Recent nearby: 171 Sacramento Ave (Apr 25, 2017) | New garage / accessory structure | 3 in ½ mi | $593,200 | 0 vs 0 prior |
| Owner Recent nearby: 302 Los Angeles Blvd (Feb 14, 2022) | New garage / accessory structure | 3 in ½ mi | $159,252 | 25 vs 15 prior+67% |
| Robert Simkins General Contractor Recent nearby: 230 Oak Crest Rd (Sep 24, 2018) | Addition (adds square footage) | 3 in ½ mi | $95,000 | 0 vs 0 prior |
| Salamandra Associates Recent nearby: 116 Holstein Rd (Jun 18, 2014) | New garage / accessory structure | 2 in ½ mi | $807,500 | 0 vs 0 prior |
| Philip Kline Gen Cont Recent nearby: 402 Oak Crest Rd (Nov 1, 2018) | Addition (adds square footage) | 2 in ½ mi | $68,000 | 0 vs 0 prior |
| Nichelini And Sons Recent nearby: 130 Santa Barbara Ave (Mar 3, 2025) | Remodel / interior alteration | 1 in ½ mi | $500,000 | 2 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) |
| Windows / doors / sidingOn this parcel | 1,476 | 0d | 0d | 0d | 5d | 0d |
| OtherOn this parcel | 1,560 | 0d | 0d | 1d | 71d | 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.