San Rafael 94903 · Santa Venetia · APN 180-212-29 · Unincorporated Marin
Zoned RE-B3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,318,000 ($1,160,000–$1,476,000).
Zone RE-B3 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 12, 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; 2 demolitions.
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.
174 permits within ½ mile since November 2024
$1,318,000
Benchmark range: $1,160,000 – $1,476,000
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 home at 35 Pt Gallinas Rd (0.35 mi NE, 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 (~$1,301/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 14, 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 14, 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 RE-B3 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.
Permit issued and active for 12.8 yr (first record Jan 27, 2014), with no completion or new permit record in 12.8 yr. · $7,970 declared valuation
Permit issued and active for 13.1 yr (first record Oct 22, 2013), with no completion or new permit record in 12 yr. · $20,000 declared valuation
Permit issued and active for 9.5 yr (first record May 24, 2017), with no completion or new permit record in 9.3 yr. · 1 unit · $2,367,450 declared valuation
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
In "Applied" for 4.9 yr (since Dec 2, 2021), with no new permit record in 4.9 yr.
In "Applied" for 3.5 yr (since May 2, 2023), with no new permit record in 3.5 yr. · 1 unit · $80,000 declared valuation
Nearby other (623 Galerita Way): First appeared in published agency feed
Record B49096 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (771 Estancia Way): First appeared in published agency feed
Record B49010 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (21 Adrian Ter): First appeared in published agency feed
Record B48969 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (10 Sunny Oaks Dr): First appeared in published agency feed
Record B49002 · 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 windows / doors / siding (605 Rosal Way): First appeared in published agency feed
Record B48937 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (1140 Adrian Way): First appeared in published agency feed
Record B48948 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (771 Estancia Way): First appeared in published agency feed
Record B48907 · 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)
0 Sidney Ct (A P N 180-252-07) · $2,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1565 Vendola Dr · $120,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1625 Vendola Dr (Adu 1625a) · 1 unit · $20,000 valuation
Records span Dec 6, 2023 to Apr 3, 2026 (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)
HVAC / heat pump permit application filed (B43851)
Current status: Issued
Water Heater replacement with Electric Heat Pump Unit and Furnace replacement with HVAC Heat Pump Unit. — Replace Plumbing Fixtures(s); Replace Mechanical Appliance · Declared valuation: $7,000 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B43851)
Recorded status: Issued
Water Heater replacement with Electric Heat Pump Unit and Furnace replacement with HVAC Heat Pump Unit. — Replace Plumbing Fixtures(s); Replace Mechanical Appliance · Declared valuation: $7,000 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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 9.5 yr (first record May 24, 2017) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $2,367,450 declared valuation across 1 permit).
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 3.5 yr (since May 2, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 4.9 yr (since Dec 2, 2021), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
In "Applied" for 2.2 yr (since Sep 11, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 7.5 yr (first record May 16, 2019) with no new permit activity recorded in 7.4 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,651 parcels
−25.0% YoY
City baseline: 16.3 / 1k
14 in trailing 24m
Includes 5 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner | Remodel / interior alteration | 2 on parcel12 in ½ mi | $306,850 | 25 vs 15 prior+67% |
| Sustainable Living Builders | Solar / battery storage | 1 on parcel1 in ½ mi | $55,963 | 0 vs 0 prior |
| Owner Builder Recent nearby: 1625 Vendola Dr (Adu 1625a) (Apr 3, 2026) | Remodel / interior alteration |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 210d(vs 276d 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 ($16,435/yr) + local voter-approved bond debt ($2,465/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$55,477/yr
Cash needed: $371,275
NOI: $47,631/yr
P&I: $8,592/mo
For $0/mo net cash flow
At $7,625/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 | $7,015/mo | −$5,499/mo | -17.8% | $14,691/mo | −$5,349/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $7,625/mo | −$4,623/mo | -14.9% | $13,598/mo | −$4,041/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $8,083/mo | −$4,120/mo | -13.3% | $13,282/mo | −$3,045/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.
Water Heater replacement with Electric Heat Pump Unit and Furnace replacement with HVAC Heat Pump Unit. — Replace Plumbing Fixtures(s); Replace Mechanical Appliance
Installation of rooftop 13.12kW PV system w/ ESS
<p>replace main panel, same amperage</p><p>Inspector please note:</p><p>Street address for this one is 12 Bayhills</p> — Service Upgrade
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 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 14, 2026
0.64 acres
Assessor's classification for assessment purposes. This is not zoning.
12 BAYHILLS DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 180-212-29. Assessed value is not market value.
Search by parcel number 180-212-29 (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.
| $1,844,695 |
| 226 vs 240 prior−6% |
| Lsr Maintenancellc Recent nearby: 15 Labrea Way (May 20, 2020) | Remodel / interior alteration | 5 in ½ mi | $142,300 | 0 vs 0 prior |
| Gustavo Brooks Construction Recent nearby: 15 Labrea Way#39 (Jan 29, 2019) | Remodel / interior alteration | 4 in ½ mi | $40,000 | 0 vs 0 prior |
| Structural Integrity Recent nearby: 617 Galerita Way (Apr 15, 2026) | New garage / accessory structure | 3 in ½ mi | $150,075 | 2 vs 2 prior |
| Redhorse Constructors Recent nearby: 35 Pt Gallinas Rd (Jul 18, 2017) | New garage / accessory structure | 2 in ½ mi | $2,490,000 | 0 vs 4 prior |
| Nima Construction Recent nearby: 22 Leona Dr (Oct 7, 2021) | New garage / accessory structure | 2 in ½ mi | $1,000,000 | 0 vs 0 prior |
| Charles And Sons Builders Recent nearby: 7 Sunny Oaks Dr (Jan 16, 2025) | Remodel / interior alteration | 2 in ½ mi | $208,000 | 2 vs 2 prior |
| Damon Lawrence Knutson Recent nearby: 675 Rosal Way (Jan 18, 2018) | Remodel / interior alteration | 2 in ½ mi | $70,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d 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.