San Rafael 94903 · Santa Venetia · APN 179-311-09 · Unincorporated Marin
Since October 2024 within ½ mile: 2 permitted, 1 proposed or in review.
3 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.
169 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.
$1,359,000
Benchmark range: $1,196,000 – $1,522,000
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 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.
In "Applied" for 10.7 yr (since Feb 4, 2016), with no new permit record in 10.7 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 9.4 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 commercial tenant improvement (220 N San Pedro Rd): First appeared in published agency feed
Record 94602 · 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)
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)
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)
1 housing unit completed (90963)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Building permit reported to State HCD for 1 housing unit (90963)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Building permit reported to State HCD for 1 housing unit (90963)
Reported in 2023 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (175549)
Recorded status: Issued
C O U Garage To A D U, A D U Bath Addition · Declared valuation: $37,000 · 1 housing unit · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94903 home-value index checkpoint
Changed from $1,252,503 in September 2022 to $1,210,123 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Accessory dwelling unit (new or conversion) permit application filed (175549)
Current status: Issued
C O U Garage To A D U, A D U Bath Addition · Declared valuation: $37,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
13 Edward Ave
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
11 Roosevelt Ave · 1 unit · $200,000 valuation
Records span Jan 12, 2021 to Nov 29, 2022 (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 4.9 yr (first record Dec 1, 2021) with no new permit activity recorded in 4.3 yr. High-impact scale ($18,000,000 declared valuation across 1 permit).
Active in "Issued" for 10.1 yr (first record Oct 3, 2016) with no new permit activity recorded in 9.4 yr.
Active in "Applied" for 23 mo (first record Nov 27, 2024) with no new permit activity recorded in 23 mo.
Active in "Issued" for 10.2 yr (first record Aug 29, 2016) with no new permit activity recorded in 9.2 yr.
Active in "Issued" for 7.1 yr (first record Sep 10, 2019) with no new permit activity recorded in 6.9 yr.
Active in "Applied" for 10.7 yr (first record Feb 4, 2016) with no new permit activity recorded in 10.7 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,652 parcels
−50.0% YoY
City baseline: 16.5 / 1k
18 in trailing 24m
Includes 5 ADUs
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 ($13,600/yr) + local voter-approved bond debt ($2,040/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$63,135/yr
Cash needed: $299,200
NOI: $19,387/yr
P&I: $6,877/mo
For $0/mo net cash flow
At $4,175/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 | $3,841/mo | −$5,741/mo | -23.0% | $11,855/mo | −$5,708/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$5,261/mo | -21.1% | $10,973/mo | −$4,992/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 | −$4,986/mo | -20.0% | $10,718/mo | −$4,446/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.
Finaled / completed1 unitsApr 3, 2023 – Dec 4, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
C O U Garage To A D U, A D U Bath Addition
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | —(90963) | ADU · Renter | — | 1 (Dec 4, 2023) | 1 (Jun 13, 2024) | — |
| 2023 | —(90963) | ADU · Renter | — | 1 (Dec 4, 2023) | — | — |
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
0.18 acres
Assessor's classification for assessment purposes. This is not zoning.
12A GARDEN AVE; 12 GARDEN AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 31, 2026
Search by parcel number 179-311-09. Assessed value is not market value.
Search by parcel number 179-311-09 (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.