San Rafael 94903 · Santa Venetia · APN 179-460-05 · Unincorporated Marin
Zoned RSP-0.95 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 $1,176,000 ($1,035,000–$1,317,000).
Zoned RSP-0.95 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 121,794 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
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 17, 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: 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.
151 permits within ½ mile since November 2024
$1,176,000
Benchmark range: $1,035,000 – $1,317,000
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: New commercial building at 170 N San Pedro Rd (0.23 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,165/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 RSP-0.95 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 10.8 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
In "Entitled" for 8.5 yr (since May 24, 2018), with no new permit record in 8.5 yr. · 1 unit
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)
HVAC / heat pump permit issued (B44408)
Recorded status: Issued
Replace gas furnace in attic with 30K electric ducted air handler and heat pump. — Mechanical Appliance · Declared valuation: $4,500 · Contractor: Bellows Plumbing Heating & Air Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B44391)
Current status: Issued
Replace existing 75 Gallon tank with recirc pump in exterior closet at left rear of home with Naiven 199K BTU With Built in Recirculating Pump + Tankless Expansion tank. Gravity Drain out closet. Run new Dedicated 1" Gas from meter at right side of garage. — Replace Plumbing Fixtures(s) · Declared valuation: $4,467 · Contractor: Bellows Plumbing Heating & Air Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit application filed (B44407)
Current status: Issued
Replace the gas furnace in the crawlspace with an electric 42K Mitsubishi ducted air handler with heat pump. The system serves the downstairs area. — Mechanical Appliance · Declared valuation: $11,000 · Contractor: Bellows Plumbing Heating & Air Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit application filed (B44408)
Current status: Issued
Replace gas furnace in attic with 30K electric ducted air handler and heat pump. — Mechanical Appliance · Declared valuation: $4,500 · Contractor: Bellows Plumbing Heating & Air Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B44391)
Recorded status: Issued
Replace existing 75 Gallon tank with recirc pump in exterior closet at left rear of home with Naiven 199K BTU With Built in Recirculating Pump + Tankless Expansion tank. Gravity Drain out closet. Run new Dedicated 1" Gas from meter at right side of garage. — Replace Plumbing Fixtures(s) · Declared valuation: $4,467 · Contractor: Bellows Plumbing Heating & Air Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B44407)
Recorded status: Issued
Replace the gas furnace in the crawlspace with an electric 42K Mitsubishi ducted air handler with heat pump. The system serves the downstairs area. — Mechanical Appliance · Declared valuation: $11,000 · Contractor: Bellows Plumbing Heating & Air Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Solar / battery storage permit application filed (B41152)
Current status: Issued
Install 15 Hanwha Q Cell 410 watt modules, 15 enphase IQ8HC microinverters, and a new solar load center · Declared valuation: $19,065 · Contractor: Sunnova Energy Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B41152)
Recorded status: Issued
Install 15 Hanwha Q Cell 410 watt modules, 15 enphase IQ8HC microinverters, and a new solar load center · Declared valuation: $19,065 · Contractor: Sunnova Energy Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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 4.4 yr. High-impact scale ($18,000,000 declared valuation across 1 permit).
In "Applied" for 10.8 yr (since Feb 4, 2016), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 23 mo (since Nov 27, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 4.3 yr (since Jul 13, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 3.8 yr (since Jan 23, 2023), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
In "Entitled" for 8.5 yr (since May 24, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,650 parcels
−25.0% YoY
City baseline: 16.4 / 1k
14 in trailing 24m
Includes 5 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Bellows Plumbing Heating And Air | HVAC / heat pump | 3 on parcel3 in ½ mi | $19,967 | 0 vs 0 prior |
| Sunnova Energy | Solar / battery storage | 1 on parcel1 in ½ mi | $19,065 | 0 vs 0 prior |
| V3 Electric | Other | 1 on parcel1 in ½ mi | $12,000 | 0 |
| 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 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 ($11,750/yr) + local voter-approved bond debt ($1,763/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.
−$49,782/yr
Cash needed: $258,500
NOI: $21,515/yr
P&I: $5,941/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 | −$4,628/mo | -21.5% | $10,301/mo | −$4,581/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$4,149/mo | -19.3% | $9,535/mo | −$3,864/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 | −$3,873/mo | -18.0% | $9,313/mo | −$3,319/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.
Replace gas furnace in attic with 30K electric ducted air handler and heat pump. — Mechanical Appliance
Replace the gas furnace in the crawlspace with an electric 42K Mitsubishi ducted air handler with heat pump. The system serves the downstairs area. — Mechanical Appliance
Replace existing 75 Gallon tank with recirc pump in exterior closet at left rear of home with Naiven 199K BTU With Built in Recirculating Pump + Tankless Expansion tank. Gravity Drain out closet. Run new Dedicated 1" Gas from meter at right side of garage. — Replace Plumbing Fixtures(s)
Install 15 Hanwha Q Cell 410 watt modules, 15 enphase IQ8HC microinverters, and a new solar load center
2 X TESLA INC BATTERIES
Install 3.315kw Roof Mounted Photovoltaic - 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 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
2.80 acres
Assessor's classification for assessment purposes. This is not zoning.
10 EDGEHILL WAY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 179-460-05. Assessed value is not market value.
Search by parcel number 179-460-05 (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.
| Solarcity | Solar / battery storage | 1 on parcel1 in ½ mi | $7,000 | 0 vs 0 prior |
| Owner Builder Recent nearby: 32 Roosevelt Ave (Aug 27, 2026) | Remodel / interior alteration | 26 in ½ mi | $19,681,999 | 226 vs 240 prior−6% |
| Owner Recent nearby: 15 Roosevelt Ave (Dec 3, 2025) | Remodel / interior alteration | 10 in ½ mi | $461,250 | 25 vs 15 prior+67% |
| Imperial Contracting Recent nearby: 164 N San Pedro Rd Bldg I (Nov 5, 2024) | Remodel / interior alteration | 4 in ½ mi | $599,396 | 0 vs 4 prior |
| Pagan Construction Recent nearby: 123 N San Pedro Rd (Sep 19, 2024) | Remodel / interior alteration | 4 in ½ mi | $307,200 | 0 vs 2 prior |
| Matson Construction Management Recent nearby: 164 N San Pedro Rd - E301 (Apr 4, 2022) | Remodel / interior alteration | 4 in ½ mi | $37,500 | 4 vs 0 prior |
| S And H Construction Recent nearby: 3530 Civic Center Dr (Nov 16, 2016) | New garage / accessory structure | 3 in ½ mi | $498,000 | 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.