San Anselmo 94960 · APN 177-181-49 · San Anselmo
Zoned R-1 in San Anselmo with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,783,000 ($1,516,000–$2,050,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,888 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: San Anselmo zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 31, 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: 3 homes completed, 2 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.
34 permits within ½ mile since November 2024
$1,783,000
Benchmark range: $1,516,000 – $2,050,000
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: Accessory dwelling unit at 183 Sacramento Ave A D U 183 A (0.12 mi N, 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)
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (San Anselmo)
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.
We don't have building permits for San Anselmo, so we can't show what has been permitted nearby.
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 San Anselmo'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 R-1 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 12.6 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 8.3 yr (first record Jul 23, 2018), with no completion or new permit record in 8.3 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 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)
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)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Solar / battery storage permit application filed (B41079)
Current status: Issued
ESS Installation with Franklin WH A Power2 15kWh ESS Unit in Partial Home Backup Configuration · Declared valuation: $12,568 · Contractor: Sonomarin Solar_inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B41079)
Recorded status: Issued
ESS Installation with Franklin WH A Power2 15kWh ESS Unit in Partial Home Backup Configuration · Declared valuation: $12,568 · Contractor: Sonomarin Solar_inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
EV charger permit application filed (B40008)
Current status: Issued
Install 60a circuit for 48a wall box car charger, located in garage — EV Charging Station; With Electronic Inspection · Declared valuation: $1,400 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
EV charger permit issued (B40008)
Recorded status: Issued
Install 60a circuit for 48a wall box car charger, located in garage — EV Charging Station; With Electronic Inspection · Declared valuation: $1,400 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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 San Anselmo development graph →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).
Active in "Issued" for 5.6 yr (first record Mar 23, 2021) with no new permit activity recorded in 5.6 yr.
Active in "Issued" for 11.4 yr (first record Jun 11, 2015) with no new permit activity recorded in 10.1 yr.
Active in "Issued" for 8 yr (first record Nov 15, 2018) with no new permit activity recorded in 7.7 yr.
Active in "Issued" for 3.7 yr (first record Feb 28, 2023) with no new permit activity recorded in 3.7 yr.
Active in "Issued" for 10.4 yr (first record Jun 14, 2016) with no new permit activity recorded in 10.2 yr.
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 ($17,850/yr) + local voter-approved bond debt ($2,678/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.
−$98,687/yr
Cash needed: $392,700
NOI: $9,624/yr
P&I: $9,026/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 | −$8,643/mo | -26.4% | $15,423/mo | −$8,665/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,650/mo | −$8,224/mo | -25.1% | $14,275/mo | −$8,039/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 | −$7,983/mo | -24.4% | $13,944/mo | −$7,563/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.
ESS Installation with Franklin WH A Power2 15kWh ESS Unit in Partial Home Backup Configuration
Install 60a circuit for 48a wall box car charger, located in garage — EV Charging Station; With Electronic Inspection
Repl Air Conditioning
P V Sys 3.6 K W - Express
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 San Anselmo'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
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
32 SALINAS AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 177-181-49. Assessed value is not market value.
Search by parcel number 177-181-49 (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.