San Rafael 94903 · APN 179-270-11 · San Rafael
Zoned P/QP in San Rafael and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,333,000 ($1,133,000–$1,533,000).
Public building records show issued construction/renovation work on this parcel (24 total permits, latest Aug 7, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
about 68% 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)
Closest lead: 45 new homes (0.36 mi W, entitled). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
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 permitted, 46 proposed or in review.
5 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.
permits within ½ mile since November 2024
$1,333,000
Benchmark range: $1,133,000 – $1,533,000
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 Rafael)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,315/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.
We don't have building permits for San Rafael, 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 Rafael'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 P/QP as public / institutional, from the code's name only
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.
In "Applied" for 10.8 yr (since Feb 4, 2016), with no new permit record in 10.8 yr. · 1 unit · $270,000 declared valuation
Permit issued and active for 10.6 yr (first record Apr 5, 2016), with no completion or new permit record in 10 yr. · $463,000 declared valuation
Permit issued and active for 11.1 yr (first record Sep 29, 2015), with no completion or new permit record in 9.8 yr. · 1 unit · $30,000 declared valuation
Permit issued and active for 10.1 yr (first record Oct 3, 2016), with no completion or new permit record in 9.5 yr. · 1 unit · $250,000 declared valuation
Permit issued and active for 10.2 yr (first record Aug 29, 2016), with no completion or new permit record in 9.2 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 9.4 yr (first record Jun 1, 2017), with no completion or new permit record in 9.2 yr. · $5,500 declared valuation
Nearby windows / doors / siding (4 Ranch Rd): First appeared in published agency feed
Record B49076 · 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 $1,200,587 in September 2025 to $1,250,063 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
32 Roosevelt Ave · 1 unit · $50,000 valuation
Records span Mar 17, 2026 to Aug 27, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Commercial tenant improvement permit application filed (94437)
Current status: Applied
Non-Structural Remodel. Replace Chilled Water System; Upgrading Building Slab & Electrical, Structural Modification To Cooling Tower Yard Enclosure. · Declared valuation: $10,000,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Remodel / interior alteration permit application filed (93860)
Current status: Applied
Site Workt; 3 Storage Trailers; Trash Enclosure; 2 Bathrms - Lease By Agricultural Institute Of Marin (Aim) Center For Food & Agriculture · Declared valuation: $6,300,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
15 Roosevelt Ave · 1 unit · $250 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94903 home-value index checkpoint
Changed from $1,237,445 in September 2024 to $1,200,587 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
45 units
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
59 San Pablo Ave · 1 unit · $90,450 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94903 home-value index checkpoint
Changed from $1,210,123 in September 2023 to $1,237,445 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Commercial tenant improvement permit issued (175872)
Recorded status: Issued
Ada Compliance Modification: Kitchen Service & Laundry Toilet Rooms, Public Restrooms In Visitor Lobby **County Project** · Declared valuation: $375,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (175764)
Recorded status: Issued
Electircal & Mechanical In Airborne Infection Isolation Rooms *County Project* · Declared valuation: $500,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (175571)
Recorded status: Issued
Remove & Replace A H U #3; Minor Electrical & Plumbing Work; Asbestos Abatement **County Project** · Declared valuation: $273,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
12 Garden Ave (Aka 12a) · 1 unit · $37,000 valuation
Records span Apr 3, 2023 to Dec 4, 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 San Rafael development graph →Active in "Entitled" for 23 mo (first record Dec 16, 2024) with no new permit activity recorded in 23 mo. High-impact scale (45 housing units across 0 permits).
Active in "Entitled" for 6.8 yr (first record Feb 3, 2020) with no new permit activity recorded in 6.8 yr. High-impact scale (45 housing units across 0 permits).
Active in "Issued" for 5.6 yr (first record Mar 26, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale ($2,000,000 declared valuation across 1 permit).
Active in "Issued" for 4.9 yr (first record Dec 1, 2021) with no new permit activity recorded in 4.4 yr. High-impact scale ($18,000,000 declared valuation across 1 permit).
Active in "Issued" for 10.6 yr (first record Apr 5, 2016) with no new permit activity recorded in 10 yr.
Active in "Issued" for 7.2 yr (first record Sep 10, 2019) with no new permit activity recorded in 7 yr.
HUD Small Area Fair Market Rent · ZIP 94903
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 ($13,350/yr) + local voter-approved bond debt ($2,003/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
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.
−$60,011/yr
Cash needed: $293,700
NOI: $20,995/yr
P&I: $6,750/mo
For $0/mo net cash flow
At $4,175/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 | $3,841/mo | −$5,481/mo | -22.4% | $11,491/mo | −$5,434/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$5,001/mo | -20.4% | $10,636/mo | −$4,718/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,426/mo | −$4,725/mo | -19.3% | $10,389/mo | −$4,173/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 Remodel. Replace Chilled Water System; Upgrading Building Slab & Electrical, Structural Modification To Cooling Tower Yard Enclosure.
Site Workt; 3 Storage Trailers; Trash Enclosure; 2 Bathrms - Lease By Agricultural Institute Of Marin (Aim) Center For Food & Agriculture
Ada Compliance Modification: Kitchen Service & Laundry Toilet Rooms, Public Restrooms In Visitor Lobby **County Project**
Electircal & Mechanical In Airborne Infection Isolation Rooms *County Project*
Remove & Replace A H U #3; Minor Electrical & Plumbing Work; Asbestos Abatement **County Project**
Install Electrical Infrastructure For Temp Backup Generators *County Project*
Install E V Chargers For County Fleet
Remove [E] Plywood Siding & Install [N] Fiber Cement Siding - General Services Admin Bldg
A D A Upgrades To Detox Cell, Holding Cell, Shower,Visiting Room, Release Room
Hvac Fir The Jail
Replace 2 Vehicle Lifts @ County Garage T.D. 8/19/19
17 E V Charger Stations @ The Pit T.D. 6/25/18
17 E V Charger Stations @ Far West Pkg Area T.D. 6/25/18
Re-Roof***Expired
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 Rafael'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
52.15 acres
Assessor's classification for assessment purposes. This is not zoning.
13 PETER BEHR DR; 3501 CIVIC CENTER DR; 6 PETER BEHR DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 179-270-11. Assessed value is not market value.
Search by parcel number 179-270-11 (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.
Elec Serv Upgrades, Wiring - Civic Cntr Library **County Job**
T I - 6 Ada Restrooms On Court Floor***Expired T.D. 3/3/17
A D A Improvmnts Jail Cells; Conv Janitor Closets To A D A Shwrs; Rmdl Shwr & Small Dayrm For A D A; Add Railing Below Stairs For Cane Dection T.D. 3/20/17
Rmdl 6 Jury Restrooms T.D. 8/24/15
Replace Decorated Guard Rail T.D. 4/13/15
Add New Sound Vestible W/Doors For Courtroom M T.D. 1/2/15
Install 2 Hvac Units Including Elec For Units.
Repl 2 Auto Lifts At Marin County Garage
Air Conditioning
Replace 23 Drinking Fountains Contact: Kevin Pusser