321 N San Pedro Rd

San Rafael 94903 · Santa Venetia · APN 180-133-61 · Unincorporated Marin

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 3 permitted, 2 proposed or in review; 2 demolitions.

7 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.

414 permits within ½ mile since October 2024

New construction3 · 1 unit
Adds housing (ADU)4 · 4 units
Demolition3
Additions & renovations17
Building systems341
Repairs12
Other34

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.

Explore projects on the map →Explore sales & prices →

Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$1,196,000

Benchmark range: $1,052,000 – $1,340,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor's property search

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 94903 Zillow ZHVI ($1,250,063, September 2026) + 30% Santa Venetia ACS median ($975,534); $1,167,704
2. Parcel & lot adjustment (1.02×): Single-family lot (8,102 sq ft, +2.4% lot-size adjustment vs 6,000 sq ft standard lot); +$28,058
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Likely eligible

Zoned R1-B1, a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Likely eligible

Zoned R1-B1, a single-family residential zone.
The lot is 8,102 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06041C0294E, effective March 16, 2016. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New single-family home1
Accessory dwelling unit (new or conversion)4

See them on the map →

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 30, 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-B1 as single-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

32 events · 21 slow/stalled projects

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.

Slow-moving or stalled projects (21)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledAccessory dwelling unit at 321 N San Pedro RdApplied
On this parcel
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
StalledNew home at 110 Waterford TerIssued
0.11 mi S
Permit issued and active for 13.2 yr (first record Aug 20, 2013), with no completion or new permit record in 12.6 yr. · 1 unit · $443,685 declared valuation
StalledNew home at 106 Waterford TerIssued
0.11 mi S
Permit issued and active for 12.8 yr (first record Dec 23, 2013), with no completion or new permit record in 12.6 yr. · 1 unit · $357,000 declared valuation
StalledNew commercial building at 99 Lowell AveIssued
0.25 mi SW
Permit issued and active for 11.8 yr (first record Jan 15, 2015), with no completion or new permit record in 11.4 yr. · $20,000 declared valuation
StalledDemolition at 101 Edward AveIssued
0.43 mi SW
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
StalledDemolition at 161 Granlee RdIssued
0.43 mi E
Permit issued and active for 7.5 yr (first record May 16, 2019), with no completion or new permit record in 7.4 yr. · $4,500 declared valuation

20265 events

Oct 29, 2026 – Oct 30, 2026Snapshot windowNearby snapshot change
0.41 mi N
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
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.41 mi S
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
September 2026Market trend
ZIP 94903
ZIP 94903 typical home value: $1,250,063 (+4.1% year-over-year)
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)
Apr 16, 2026Nearby project · Applied
0.23 mi E
Demolition at 0 Sidney Ct (a P N 180-252-07) — Applied
0 Sidney Ct (A P N 180-252-07) · $2,000 valuation
⏱ Slow turnaround:In "Applied" for 6 mo (since Apr 16, 2026), with no new permit record in 6 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Jan 8, 2026Nearby project · Applied
0.46 mi NW
Accessory dwelling unit at 131 Vendola Dr — Applied
131 Vendola Dr · 1 unit · $225,000 valuation
⏱ Slow turnaround:In "Applied" for 10 mo (since Jan 8, 2026), with no new permit record in 10 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

20255 events

Dec 15, 2025Nearby project · Issued
0.18 mi NW
Accessory dwelling unit at 15 Vendola Dr (a D U 15 A) — Issued
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)
September 2025Market trend
ZIP 94903
ZIP 94903 typical home value: $1,200,587 (−3.0% year-over-year)
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)
Aug 26, 2025Nearby project · Issued
0.13 mi NE
New home at 16 Crestview Way — Issued
16 Crestview Way · 1 unit · $770,000 valuation
Records span May 20, 2024 to Aug 26, 2025 (1 permit).
⏱ Slow turnaround:Permit issued and active for 2.4 yr (first record May 20, 2024), with no completion or new permit record in 14 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Mar 21, 2025Nearby project · Applied
0.47 mi NE
Accessory dwelling unit at 705 Adrian Way — Applied
705 Adrian Way · 1 unit · $35,000 valuation
⏱ Slow turnaround:In "Applied" for 19 mo (since Mar 21, 2025), with no new permit record in 19 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Jan 28, 2025Nearby project · Issued
280 ft NW
Accessory dwelling unit at 18 Venetia Meadows (adu 18a) — Issued
18 Venetia Meadows (Adu 18a) · 1 unit · $92,500 valuation
Records span Oct 20, 2023 to Jan 28, 2025 (1 permit).
⏱ Slow turnaround:Permit issued and active for 3 yr (first record Oct 20, 2023), with no completion or new permit record in 21 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

20245 events

Nov 5, 2024Nearby project · Issued
0.32 mi SW
Demolition at 208 Mark Twain Ave — Issued
208 Mark Twain Ave · $4,934 valuation
Records span Sep 30, 2024 to Nov 5, 2024 (1 permit).
⏱ Slow turnaround:Permit issued and active for 2.1 yr (first record Sep 30, 2024), with no completion or new permit record in 2 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
September 2024Market trend
ZIP 94903
ZIP 94903 typical home value: $1,237,445 (+2.3% year-over-year)
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)
Aug 9, 2024Nearby project · Issued
0.37 mi NW
Accessory dwelling unit at 139 Mabry Way (adu 139a) — Issued
139 Mabry Way (Adu 139a) · 1 unit · $125,000 valuation
Records span Sep 15, 2023 to Aug 9, 2024 (1 permit).
⏱ Slow turnaround:Permit issued and active for 3.1 yr (first record Sep 15, 2023), with no completion or new permit record in 2.2 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
May 23, 2024Nearby project · Issued
200 ft NW
New home at 329 N San Pedro Rd (adu 329a) — Issued
329 N San Pedro Rd (Adu 329a) · 1 unit · $9,216 valuation
Records span Jul 19, 2023 to May 23, 2024 (1 permit).
⏱ Slow turnaround:Permit issued and active for 3.3 yr (first record Jul 19, 2023), with no completion or new permit record in 2.4 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Feb 27, 2024Nearby project · Issued
0.2 mi SW
New commercial building at 251 N San Pedro Rd — Issued
251 N San Pedro Rd · $400,000 valuation
Records span Jan 22, 2024 to Feb 27, 2024 (1 permit).
⏱ Slow turnaround:Permit issued and active for 2.8 yr (first record Jan 22, 2024), with no completion or new permit record in 2.7 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

Showing 15 of 32 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in Unincorporated Marin, inspect Assessor's property search ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Accessory dwelling unit at 321 N San Pedro RdAppliedNo new record in 5.7 yr
On this parcel
Active in "Applied" for 5.7 yr (first record Feb 9, 2021) with no new permit activity recorded in 5.7 yr.
New home at 16 Crestview WayIssuedNo new record in 14 mo$770,000
0.13 mi NE
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).
Accessory dwelling unit at 319 N San Pedro RdIssuedNo new record in 2.8 yr
60 ft E
Active in "Issued" for 4.1 yr (first record Sep 27, 2022) with no new permit activity recorded in 2.8 yr.
New home at 329 N San Pedro Rd (adu 329a)IssuedNo new record in 2.4 yr
200 ft NW
Active in "Issued" for 3.3 yr (first record Jul 19, 2023) with no new permit activity recorded in 2.4 yr.
Accessory dwelling unit at 18 Venetia Meadows (adu 18a)IssuedNo new record in 21 mo
280 ft NW
Active in "Issued" for 3 yr (first record Oct 20, 2023) with no new permit activity recorded in 21 mo.
Accessory dwelling unit at 33 Meadow Dr -IssuedNo new record in 2.9 yr
440 ft W
Active in "Issued" for 3.6 yr (first record Mar 24, 2023) with no new permit activity recorded in 2.9 yr.

Neighborhood renovation & housing momentum: Santa Venetia

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,652 parcels

Rank #9 of 22 neighborhoods in acceleration

Last 12m vs prior 12m: 6 vs 12 permits
24m rate per 1,000 parcels: 10.9
5-year substantial permits: 82
Housing additions (24m): 6 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 94903

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Santa Venetia$3,202±$546

ZIP 94903$2,982±$267

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94903(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$1,250,063

ACS Median Home Value · Santa VenetiaCensus ACS 2020–2024 owner-occupied self-reported median

$976,000±$59,000

ACS Median Home Value · ZIP 94903Census ACS 2020–2024 owner-occupied self-reported median

$1,222,000±$55,800

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$239,000Interest rate (%)Loan termClosing costs (%)$23,900

Prop 13 post-purchase property tax estimate

$1,183/mo ($14,193/yr · 1.19%)

Under 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 ($11,950/yr) + local voter-approved bond debt ($1,793/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$1,793/yrDirect levies / Mello-Roos ($/yr)Check Assessor's property search ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$209/moManagement (%)$317/moMaintenance (%)$209/moCapEx reserve (%)$209/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$4,159
Cash-on-cash return: -19.0%
Cap rate (Year 1 NOI): 1.89%
DSCR (NOI / debt): 0.31x
Break-even gross rent: $9,548/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,966 − Operating $2,083 − Debt $6,043)

Gross scheduled rent$4,175

Vacancy allowance (5%)−$209

Effective gross income$3,966

Prop 13 property tax (1.19%)−$1,183

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$735

Net Operating Income (NOI)+$1,884

Mortgage principal & interest (956,000 loan)−$6,043

Net monthly cash flow−$4,159

4. Sensitivity & rent-stabilization ceiling (Unincorporated Marin)

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	−$4,639/mo	-21.2%	$10,316/mo	−$4,581/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$4,175/mo	−$4,159/mo	-19.0%	$9,548/mo	−$3,865/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	−$3,883/mo	-17.7%	$9,326/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.

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Accessory dwelling unit at 321 N San Pedro Rd
Applied1 unitsFeb 9, 2021 – Feb 9, 2021

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

1 records

Accessory dwelling unit (new or conversion)87524
Det A D U; Deck T.D, 2/25/21
Det A D U; Deck T.D, 2/25/21
Applied
Feb 9, 2021
Issued
Not issued
Recorded status
Applied as of Feb 8, 2021
Declared valuation
$90,000

Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Oct 30, 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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: R1-B1: Residential Single Family (Unincorporated Marin)

Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Oct 30, 2026

Parcel facts

Lot size: 8,102 sq ft
Assessor land use: Single-Resid. - Improved
Addresses on parcel: 1

Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 30, 2026

Official records

Assessor's property search
Search by parcel number 180-133-61. Assessed value is not market value.
Property tax bill
Search by parcel number 180-133-61 (Marin County Tax Collector)
County permit lookup
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
FEMA Flood Map Service Center
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.

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

−$4,639/mo

-21.2%

$10,316/mo

−$4,581/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$4,175/mo

−$4,159/mo

-19.0%

$9,548/mo

−$3,865/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

−$3,883/mo

-17.7%

$9,326/mo

−$3,319/mo