San Rafael 94901 · Bayside Acres · APN 186-072-01 · Unincorporated Marin
Zoned R1-B4 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,719,000 ($1,513,000–$1,925,000).
Zoned R1-B4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 37,331 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 22, 2026).
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: 3 homes completed, 2 permitted, 14 proposed or in review (1 of them deed-restricted affordable).
6 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.
34 permits within ½ mile since November 2024
$1,719,000
Benchmark range: $1,513,000 – $1,925,000
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 Mar 24, 2025)
Closest lead: 14 new homes (0.47 mi S, 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 (~$1,685/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.
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 R1-B4 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 "Entitled" for 8.2 yr (since Aug 28, 2018), with no new permit record in 8.2 yr. · 1 unit
In "Entitled" for 7.8 yr (since Jan 14, 2019), with no new permit record in 7.8 yr. · 1 unit
Permit issued and active for 5.1 yr (first record Oct 11, 2021), with no completion or new permit record in 5.1 yr. · 1 unit
Permit issued and active for 4.9 yr (first record Dec 22, 2021), with no completion or new permit record in 4.9 yr. · 1 unit
Permit issued and active for 4.8 yr (first record Feb 9, 2022), with no completion or new permit record in 4.8 yr. · 1 unit
Permit issued and active for 4.8 yr (first record Feb 9, 2022), with no completion or new permit record in 4.8 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,376,137 in September 2025 to $1,394,155 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94901 (not a parcel appraisal)
Plumbing / water heater / sewer permit application filed (B48444)
Current status: Issued
Replace Plumbing Fixtures(s) · Declared valuation: $2,000 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B48444)
Recorded status: Issued
Replace Plumbing Fixtures(s) · Declared valuation: $2,000 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
726 Pt San Pedro Rd · 1 unit · $2,000,000 valuation
Records span Apr 14, 2023 to Apr 23, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
14 units · 1 affordable
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94901 home-value index checkpoint
Changed from $1,415,574 in September 2024 to $1,376,137 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94901 (not a parcel appraisal)
1 unit
Records span Mar 23, 2022 to Jun 9, 2025 (0 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94901 home-value index checkpoint
Changed from $1,407,895 in September 2023 to $1,415,574 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94901 (not a parcel appraisal)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Records span Mar 24, 2022 to Oct 24, 2023 (0 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Records span Feb 9, 2022 to Oct 9, 2023 (0 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94901 home-value index checkpoint
Changed from $1,475,874 in September 2022 to $1,407,895 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94901 (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 →In "Entitled" for 11 mo (since Dec 9, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (14 housing units, 1 deed-restricted affordable across 0 permits).
In "Entitled" for 8.2 yr (since Aug 28, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 7.8 yr (since Jan 14, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 4 yr (since Nov 15, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 3.6 yr (first record Apr 14, 2023) with no new permit activity recorded in 7 mo. High-impact scale (1 housing unit, $2,000,000 declared valuation across 1 permit).
Active in "Issued" for 6.2 yr (first record Sep 15, 2020) with no new permit activity recorded in 4.7 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner | Remodel / interior alteration | 1 on parcel6 in ½ mi | $480,000 | 25 vs 15 prior+67% |
| Haddon Heating And Cooling | HVAC / heat pump | 1 on parcel1 in ½ mi | $20,104 | 0 vs 0 prior |
| Mirandas Roofing | Roof replacement | 1 on parcel1 in ½ mi | $9,500 |
| 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 94901
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 ($17,200/yr) + local voter-approved bond debt ($2,580/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.
−$98,872/yr
Cash needed: $378,400
NOI: $5,495/yr
P&I: $8,697/mo
For $0/mo net cash flow
At $3,125/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 | $2,875/mo | −$8,598/mo | -27.3% | $14,877/mo | −$8,636/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,125/mo | −$8,239/mo | -26.1% | $13,770/mo | −$8,100/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,313/mo | −$8,033/mo | -25.5% | $13,450/mo | −$7,692/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 Plumbing Fixtures(s)
CHANGE OUT FURNACE — Replace Mechanical Appliance
Replacing furnace with new R96VA-1002521MSA AFUE 96% Replace AC with new RA1660AH1NA 16 Seer — Replace Mechanical Appliance
(E)[100A] to (N)[200A] Main service upgrade. — Service Upgrade
2 Bthrm Rmdl Express
e-Roof
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
0.86 acres
Assessor's classification for assessment purposes. This is not zoning.
222 BAYVIEW DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 186-072-01. Assessed value is not market value.
Search by parcel number 186-072-01 (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.
| 0 vs 0 prior |
| Smart72 | HVAC / heat pump | 1 on parcel1 in ½ mi | $2,968 | 0 vs 0 prior |
| Sun Solar Electric | Electrical / panel | 1 on parcel1 in ½ mi | $2,400 | 0 vs 0 prior |
| Owner Builder Recent nearby: 745 Pt San Pedro Rd (Oct 10, 2024) | Remodel / interior alteration | 11 in ½ mi | $1,530,000 | 226 vs 240 prior−6% |
| Dream Home Building Recent nearby: 164 Bayview Dr (Jul 20, 2021) | New garage / accessory structure | 2 in ½ mi | $275,000 | 0 vs 0 prior |
| Hendrickson Pools Recent nearby: 150 Main Dr (Dec 20, 2016) | New garage / accessory structure | 2 in ½ mi | $80,000 | 3 vs 4 prior |
| D2 Construction Recent nearby: 150 Main Dr (Sep 23, 2019) | New garage / accessory structure | 1 in ½ mi | $600,000 | 0 vs 0 prior |
| True North Construction Recent nearby: 81 Inverness Dr Was 79 (Jul 14, 2021) | Accessory dwelling unit (new or conversion) | 1 in ½ mi | $435,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 157d(vs 167d prior) |
| Remodel / interior alterationOn this parcel | 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 |
| 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.