San Rafael 94903 · Santa Venetia · APN 180-011-24 · Unincorporated Marin
Zoned R1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,214,000 ($1,068,000–$1,360,000).
Zone R1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Mar 24, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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 permitted, 1 proposed or in review; 1 demolition.
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.
229 permits within ½ mile since November 2024
$1,214,000
Benchmark range: $1,068,000 – $1,360,000
Closest lead: 9 new homes (0.47 mi NW, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,201/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 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 5.8 yr (since Feb 9, 2021), with no new permit record in 5.8 yr. · 1 unit · $90,000 declared valuation
In "Entitled" for 5.6 yr (since Apr 12, 2021), with no new permit record in 5.6 yr. · 9 units
Permit issued and active for 3.9 yr (first record Dec 9, 2022), with no completion or new permit record in 3.9 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
In "Applied" for 3.1 yr (since Sep 28, 2023), with no new permit record in 3.1 yr. · 1 unit
Permit issued and active for 3.6 yr (first record Mar 24, 2023), with no completion or new permit record in 3 yr. · 1 unit · $10,000 declared valuation
Nearby windows / doors / siding (50 Meadow Dr): First appeared in published agency feed
Record B49043 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (143 Mabry Way): First appeared in published agency feed
Record B48904 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (503 Adrian Way): First appeared in published agency feed
Record B48990 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
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)
Other permit application filed (B46271)
Current status: Issued
Declared valuation: $27,000 · Contractor: Sunrun Installation Services Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit issued (B46271)
Recorded status: Issued
Declared valuation: $27,000 · Contractor: Sunrun Installation Services Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
131 Vendola Dr · 1 unit · $225,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
208 Mark Twain Ave · $4,934 valuation
Records span Sep 30, 2024 to Nov 5, 2024 (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)
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 →In "Entitled" for 5.6 yr (since Apr 12, 2021), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (9 housing units, 9 deed-restricted affordable across 0 permits).
Active in "Issued" for 2.5 yr (first record May 20, 2024) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $770,000 declared valuation across 1 permit).
In "Applied" for 3.1 yr (since Sep 21, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 3.1 yr (since Sep 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 5.8 yr (since Feb 9, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 3.2 yr (first record Sep 15, 2023) with no new permit activity recorded in 2.3 yr.
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 |
|---|---|---|---|---|
| Sunrun Installation Services | Other | 1 on parcel1 in ½ mi | $27,000 | 0 vs 0 prior |
| Capstone Roofing | Roof replacement | 1 on parcel1 in ½ mi | $12,000 | 0 vs 0 prior |
| Advanced Home Energy | Other | 1 on parcel1 in ½ mi | $9,000 | 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 ($12,150/yr) + local voter-approved bond debt ($1,823/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.
−$52,670/yr
Cash needed: $267,300
NOI: $21,055/yr
P&I: $6,144/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 | −$4,869/mo | -21.9% | $10,637/mo | −$4,825/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$4,389/mo | -19.7% | $9,846/mo | −$4,108/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 | −$4,113/mo | -18.5% | $9,617/mo | −$3,563/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.
Replace 30 gallon gas water heater like for like same location closet — New Gas Service
Insulation
Reroof
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
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
109 VENDOLA DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 180-011-24. Assessed value is not market value.
Search by parcel number 180-011-24 (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.
| Awhap Acquisition | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,954 | 0 vs 0 prior |
| Owner Builder Recent nearby: 118 Vendola Dr (Apr 22, 2026) | Remodel / interior alteration | 28 in ½ mi | $1,899,616 | 226 vs 240 prior−6% |
| Owner Recent nearby: 30 Vendola Dr (Aug 6, 2025) | Remodel / interior alteration | 13 in ½ mi | $234,500 | 25 vs 15 prior+67% |
| Wormood Merged: WORMOOD INC · WORMOOD INC. Recent nearby: 201 Mark Twain Ave (Dec 4, 2023) | Remodel / interior alteration | 2 in ½ mi | $920,590 | 1 vs 2 prior |
| Traditional Trades Recent nearby: 143 Mabry Way (Oct 12, 2022) | Addition (adds square footage) | 2 in ½ mi | $315,256 | 0 vs 0 prior |
| Brian Byrnes Construction Recent nearby: 128 Birch Way (Dec 10, 2018) | Remodel / interior alteration | 2 in ½ mi | $115,000 | 0 vs 0 prior |
| Integrity Construction Maintenance Recent nearby: 117 Vendola Dr (Jul 24, 2023) | Remodel / interior alteration | 2 in ½ mi | $66,500 | 0 vs 2 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) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
| Plumbing / water heater / sewerOn this parcel | 2,211 | 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.