San Rafael 94903 · Santa Venetia · APN 180-011-13 · Unincorporated Marin
Since October 2024 within ½ mile: 3 permitted, 1 proposed or in review.
4 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.
217 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.
$1,280,000
Benchmark range: $1,126,000 – $1,434,000
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 mo (since Jan 8, 2026), with no new permit record in 10 mo. · 1 unit · $225,000 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. · $175,000 declared valuation
In "Applied" for 5.7 yr (since Feb 9, 2021), with no new permit record in 5.7 yr. · 1 unit · $90,000 declared valuation
In "Entitled" for 5.5 yr (since Apr 12, 2021), with no new permit record in 5.5 yr. · 9 units
Permit issued and active for 3.9 yr (first record Dec 9, 2022), with no completion or new permit record in 3.8 yr. · $1,000 declared valuation
In "Applied" for 3.1 yr (since Sep 21, 2023), with no new permit record in 3.1 yr. · 1 unit · $25,000 declared valuation
Nearby plumbing / water heater / sewer (306 Vendola Dr): First appeared in published agency feed
Record B48952 · 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)
Accessory dwelling unit (new or conversion) permit application filed (93910)
Current status: Applied
(N) Detached - A D U · Declared valuation: $225,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
15 Vendola Dr (A D U 15 A) · 1 unit · $327,369 valuation
Records span Jul 16, 2025 to Dec 15, 2025 (1 permit).
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)
16 Crestview Way · 1 unit · $770,000 valuation
Records span May 20, 2024 to Aug 26, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
18 Venetia Meadows (Adu 18a) · 1 unit · $92,500 valuation
Records span Oct 20, 2023 to Jan 28, 2025 (1 permit).
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)
139 Mabry Way (Adu 139a) · 1 unit · $125,000 valuation
Records span Sep 15, 2023 to Aug 9, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
329 N San Pedro Rd (Adu 329a) · 1 unit · $9,216 valuation
Records span Jul 19, 2023 to May 23, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
319 N San Pedro Rd · 1 unit · $5,000 valuation
Records span Sep 27, 2022 to Jan 26, 2024 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
33 Meadow Dr - · 1 unit · $10,000 valuation
Records span Mar 24, 2023 to Nov 22, 2023 (1 permit).
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 $1,252,503 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)
106 Mabry Way · 1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
120 Mabry Way · 1 unit · $25,000 valuation
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 "Entitled" for 5.5 yr (first record Apr 12, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (9 housing units, 9 deed-restricted affordable across 0 permits).
Active in "Issued" for 2.4 yr (first record May 20, 2024) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $770,000 declared valuation across 1 permit).
Active in "Issued" for 3.1 yr (first record Sep 15, 2023) with no new permit activity recorded in 2.2 yr.
Active in "Applied" for 3.1 yr (first record Sep 21, 2023) with no new permit activity recorded in 3.1 yr.
Active in "Applied" for 3.1 yr (first record Sep 28, 2023) with no new permit activity recorded in 3.1 yr.
Active in "Issued" for 3.9 yr (first record Dec 9, 2022) with no new permit activity recorded in 3.8 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 ($12,800/yr) + local voter-approved bond debt ($1,920/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$57,361/yr
Cash needed: $281,600
NOI: $20,307/yr
P&I: $6,472/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 | −$5,260/mo | -22.4% | $11,183/mo | −$5,221/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$4,780/mo | -20.4% | $10,351/mo | −$4,504/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 | −$4,504/mo | -19.2% | $10,110/mo | −$3,959/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.
Applied1 unitsJan 8, 2026 – Jan 8, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
(N) Detached - A D U
Tear off existing and reroof with Class A composition shingles. — ReRoofing
Conv Garage To Liv Sp - Related To 158687
Rmdl Interior, Work Outside Scope Of 158687.
Raise House For Flood Abatement; New Entry T.D. 1/2/18
Electrical Panel
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.
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 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
0.25 acres
Assessor's classification for assessment purposes. This is not zoning.
131 VENDOLA DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 31, 2026
Search by parcel number 180-011-13. Assessed value is not market value.
Search by parcel number 180-011-13 (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.