San Rafael 94903 · Santa Venetia · APN 180-400-10 · Unincorporated Marin
Zoned RMP-0.1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,185,000 ($1,043,000–$1,327,000).
Zone RMP-0.1 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 20, 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.
2 permits within ½ mile since November 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.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
$1,185,000
Benchmark range: $1,043,000 – $1,327,000
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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,173/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 RMP-0.1 as multifamily 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.
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)
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 (B42462)
Current status: Issued
NEW FLUSH MOUNTED PV SYSTEM (9.030 KW) WITH NEW BATTERY STORAGE (27.0 KWH), GRID TIED HYBRID INVERTER TO EXISTING MAIN SERVICE PANEL. · Declared valuation: $50,500 · Contractor: Solarcraft Services
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B42462)
Recorded status: Issued
NEW FLUSH MOUNTED PV SYSTEM (9.030 KW) WITH NEW BATTERY STORAGE (27.0 KWH), GRID TIED HYBRID INVERTER TO EXISTING MAIN SERVICE PANEL. · Declared valuation: $50,500 · Contractor: Solarcraft Services
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit application filed (B40037)
Current status: Issued
Replace Furnace, Evap Coil and Condenser- like for like — Replace Mechanical Appliance · Declared valuation: $21,677 · Contractor: Jazz Heating & Cooling Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B40037)
Recorded status: Issued
Replace Furnace, Evap Coil and Condenser- like for like — Replace Mechanical Appliance · Declared valuation: $21,677 · Contractor: Jazz Heating & Cooling Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
HVAC / heat pump permit application filed (B39012)
Current status: Issued
mini ductless split changeout with air handler, and furnace 85k buts — Replace Mechanical Appliance · Declared valuation: $21,677 · Contractor: Haddon Heating And Cooling
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B39012)
Recorded status: Issued
mini ductless split changeout with air handler, and furnace 85k buts — Replace Mechanical Appliance · Declared valuation: $21,677 · Contractor: Haddon Heating And Cooling
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B39216)
Current status: Issued
Bathroom Remodel; Electrical: Run a dedicated line for the new exhaust fan. *run the new dedicated line under floor all the way through crawl space from sub panel to the new fan *run sure up the wall inside closet to reach attic for new fan *patch and paint wall in closet after wire is inspected *patch roof after fan duct is ran through. Pass city inspection. Plumbing + mechanical: Upgrade plumbing in shower as needed by code, approved layout. Prepare plumbing for a new free standing tub replacement. Install mold block and moist resistance paper on shower floor. Install waterproofing board on shower floor. Apply liquid water proofing on entire shower floor. Prepare sub floor for tile installation (moist resistance paper, Hardie backer, red guard) Pass all county rough inspections. Tile installation on bathroom floor Apply mold resistant grout and sealer to all tile. Fixtures: Install Roman spout by free standing tub Clean up remaining debris and haul away. · Declared valuation: $12,000 · Contractor: Green Bay Remodeling Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B39216)
Recorded status: Issued
Bathroom Remodel; Electrical: Run a dedicated line for the new exhaust fan. *run the new dedicated line under floor all the way through crawl space from sub panel to the new fan *run sure up the wall inside closet to reach attic for new fan *patch and paint wall in closet after wire is inspected *patch roof after fan duct is ran through. Pass city inspection. Plumbing + mechanical: Upgrade plumbing in shower as needed by code, approved layout. Prepare plumbing for a new free standing tub replacement. Install mold block and moist resistance paper on shower floor. Install waterproofing board on shower floor. Apply liquid water proofing on entire shower floor. Prepare sub floor for tile installation (moist resistance paper, Hardie backer, red guard) Pass all county rough inspections. Tile installation on bathroom floor Apply mold resistant grout and sealer to all tile. Fixtures: Install Roman spout by free standing tub Clean up remaining debris and haul away. · Declared valuation: $12,000 · Contractor: Green Bay Remodeling Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Annual ZIP 94903 home-value index checkpoint
Changed from $1,141,413 in September 2021 to $1,252,503 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94903 (not a parcel appraisal)
Annual ZIP 94903 home-value index checkpoint
Changed from $933,911 in September 2020 to $1,141,413 in September 2021.
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 →No active projects on this parcel or within ½ mile currently exceed empirical 75th-percentile review-time thresholds or high-scale alerts.
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 |
|---|---|---|---|---|
| Solarcraft Services | Solar / battery storage | 1 on parcel1 in ½ mi | $50,500 | 0 vs 0 prior |
| Haddon Heating And Cooling | HVAC / heat pump | 1 on parcel1 in ½ mi | $21,677 | 0 vs 0 prior |
| Jazz Heating And Cooling | HVAC / heat pump | 1 on parcel1 in ½ mi | $21,677 |
| 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 ($11,850/yr) + local voter-approved bond debt ($1,778/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.
−$50,504/yr
Cash needed: $260,700
NOI: $21,400/yr
P&I: $5,992/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 | −$4,688/mo | -21.6% | $10,385/mo | −$4,642/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,175/mo | −$4,209/mo | -19.4% | $9,613/mo | −$3,925/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 | −$3,933/mo | -18.1% | $9,389/mo | −$3,380/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.
NEW FLUSH MOUNTED PV SYSTEM (9.030 KW) WITH NEW BATTERY STORAGE (27.0 KWH), GRID TIED HYBRID INVERTER TO EXISTING MAIN SERVICE PANEL.
Replace Furnace, Evap Coil and Condenser- like for like — Replace Mechanical Appliance
mini ductless split changeout with air handler, and furnace 85k buts — Replace Mechanical Appliance
Bathroom Remodel; Electrical: Run a dedicated line for the new exhaust fan. *run the new dedicated line under floor all the way through crawl space from sub panel to the new fan *run sure up the wall inside closet to reach attic for new fan *patch and paint wall in closet after wire is inspected *patch roof after fan duct is ran through. Pass city inspection. Plumbing + mechanical: Upgrade plumbing in shower as needed by code, approved layout. Prepare plumbing for a new free standing tub replacement. Install mold block and moist resistance paper on shower floor. Install waterproofing board on shower floor. Apply liquid water proofing on entire shower floor. Prepare sub floor for tile installation (moist resistance paper, Hardie backer, red guard) Pass all county rough inspections. Tile installation on bathroom floor Apply mold resistant grout and sealer to all tile. Fixtures: Install Roman spout by free standing tub Clean up remaining debris and haul away.
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
7.65 acres
Assessor's classification for assessment purposes. This is not zoning.
2000 BAYHILLS DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 180-400-10. Assessed value is not market value.
Search by parcel number 180-400-10 (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.
| Green Bay Remodeling | Roof replacement | 1 on parcel1 in ½ mi | $12,000 | 5 vs 5 prior |
| Owner Builder Recent nearby: 1000 Bayhills Dr (Oct 5, 2023) | Remodel / interior alteration | 1 in ½ mi | $185,000 | 226 vs 240 prior−6% |
| 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 |
| Roof replacementOn this parcel | 3,663 | 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.