22 Calle Del Pradero

Stinson Beach 94970 · Stinson Beach · APN 195-163-22 · Unincorporated Marin

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

Executive Verdict · Public-Records Synthesis

Flood:FEMA AO Fire zone:Very High Fire Hazard Severity Zone (Local Responsibility Area)Benchmark est.:$2,897,000 Yr 1 Prop 13 est.:$2,814/mo

Zoned C-R2 in Unincorporated Marin and mapped FEMA AO flood / CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,897,000 ($2,549,000–$3,245,000).

Upsides & Opportunities

1 documented municipal building permit on fileDetails ↓
On-parcel permit history is indexed through Apr 18, 2024, 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)

Watchouts & Due Diligence

FEMA Special Flood Hazard Area (AO, about 99% of the lot of lot)Details ↓
Zone AO: 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)
CAL FIRE Very High Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot of lot)Details ↓
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)
Delayed or open permit activity on this parcelDetails ↓
Accessory dwelling unit at 22 Calle Del Pradero: In "Applied" for 2.6 yr (since Apr 18, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
4 slow or stalled nearby projects within ½ mileDetails ↓
Closest lead: New home at 25 Lincoln Ave (0.23 mi E, 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)

Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.

For saleLast soldEst. price·Click any lot to inspect

What's changing nearby

Since November 2024 within ½ mile: 4 permitted; 2 commercial or mixed-use projects.

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.

99 permits within ½ mile since November 2024

New construction6 · 2 units
Adds housing (ADU)1 · 1 unit
Additions & renovations10
Building systems65
Repairs4
Other13

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 Nov 14, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$2,897,000

Benchmark range: $2,549,000 – $3,245,000

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 94970 Zillow ZHVI ($3,577,374, September 2026) + 30% Stinson Beach ACS median ($1,486,842); $2,950,215
2. Parcel & lot adjustment (0.98×): Single-family lot (4,792 sq ft, −1.8% lot-size adjustment vs 6,000 sq ft standard lot); −$53,059
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

Possible, with conditions

Zoned C-R2 (two-family residential): state law allows ADUs where homes are allowed.
Very High Fire Hazard Severity Zone covers all of the lot: cities may limit ADUs here for fire safety and evacuation.

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

Can't tell

Zoned C-R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.

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

Can't tell

Zoned C-R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.

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: Very High Fire Hazard Severity Zone (Local Responsibility Area), all of the lot · State map of Mar 24, 2025; takes effect when the city or county adopts it
FEMA flood zone: Zone AO: 1% annual chance flood (Special Flood Hazard Area), about 99% of the lotZone VE: 1% annual chance flood (Special Flood Hazard Area), about 1% of the lotFIRM panel 06041C0444E, effective August 15, 2017. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since November 2023

New single-family home1
Accessory dwelling unit (new or conversion)1

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 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 C-R2 as two-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

30 events · 16 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 (16)

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

StalledAccessory dwelling unit at 22 Calle Del PraderoApplied
On this parcel
In "Applied" for 2.6 yr (since Apr 18, 2024), with no new permit record in 2.6 yr. · 1 unit · $10,000 declared valuation
StalledDemolition at 40 Buena Vista AveIssued
0.3 mi E
Permit issued and active for 12.7 yr (first record Mar 17, 2014), with no completion or new permit record in 12.5 yr. · $2,000 declared valuation
StalledNew home at 23 Calle Del SierraApplied
100 ft NW
In "Applied" for 11.7 yr (since Feb 19, 2015), with no new permit record in 11.7 yr. · 1 unit · $85,000 declared valuation
StalledDemolition at 165 Lincoln AveIssued
0.26 mi NE
Permit issued and active for 11.4 yr (first record Jul 1, 2015), with no completion or new permit record in 11.4 yr. · $20,000 declared valuation
StalledNew home at 3265 State RouteApplied
0.44 mi SE
In "Applied" for 8.7 yr (since Feb 13, 2018), with no new permit record in 8.7 yr. · 1 unit · $600,000 declared valuation
StalledDemolition at 10 Willow AveIssued
0.38 mi E
Permit issued and active for 8.1 yr (first record Oct 1, 2018), with no completion or new permit record in 8.1 yr. · $17,000 declared valuation

20266 events

Nov 9, 2026 – Nov 10, 2026Snapshot windowNearby snapshot change
0.14 mi NW
Nearby roof replacement (45 Calle Del Ribera): First appeared in published agency feed
Record B48981 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nov 6, 2026 – Nov 7, 2026Snapshot windowNearby snapshot change
310 ft SE
Nearby roof replacement (23 Calle Del Pinos): First appeared in published agency feed
Record B49040 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Oct 31, 2026 – Nov 4, 2026Snapshot windowNearby snapshot change
310 ft SE
Nearby solar / battery storage (23 Calle Del Pinos): First appeared in published agency feed
Record B48814 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
September 2026Market trend
ZIP 94970
ZIP 94970 typical home value: $3,577,374 (+12.3% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $3,185,829 in September 2025 to $3,577,374 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
Jun 15, 2026Nearby project · Applied
0.22 mi E
New commercial building at 3422 State Route — Applied
3422 State Route · $9,205,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Jun 3, 2026Nearby project · Issued
330 ft NW
New home at 21 Calle Del Onda — Issued
21 Calle Del Onda · 1 unit · $214,708 valuation
Records span Dec 2, 2025 to Jun 3, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

20254 events

September 2025Market trend
ZIP 94970
ZIP 94970 typical home value: $3,185,829 (−7.3% year-over-year)
Annual ZIP 94970 home-value index checkpoint
Changed from $3,436,866 in September 2024 to $3,185,829 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
Sep 16, 2025Nearby project · Issued
0.3 mi E
Accessory dwelling unit at 35 Laurel Ave (adu 35a) — Issued
35 Laurel Ave (Adu 35a) · 1 unit · $38,000 valuation
Records span Nov 15, 2023 to Sep 16, 2025 (1 permit).
⏱ Slow turnaround:Permit issued and active for 3 yr (first record Nov 15, 2023), 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)
Aug 7, 2025Nearby project · Issued
0.3 mi E
New home at 21 Laurel Ave — Issued
21 Laurel Ave · 1 unit · $662,000 valuation
Records span Oct 3, 2024 to Aug 7, 2025 (1 permit).
⏱ Slow turnaround:Permit issued and active for 2.1 yr (first record Oct 3, 2024), with no completion or new permit record in 15 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Apr 30, 2025Nearby project · Applied
0.28 mi E
New commercial building at 39 Arenal Ave — Applied
39 Arenal Ave · $45,000 valuation
⏱ Slow turnaround:In "Applied" for 18 mo (since Apr 30, 2025), with no new permit record in 18 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

20245 events

Dec 30, 2024Nearby project · Issued
0.31 mi NE
Accessory dwelling unit at 260 Belvedere Ave — Issued
260 Belvedere Ave · 1 unit · $2,000,000 valuation
Records span Dec 16, 2021 to Dec 30, 2024 (1 permit).
⏱ Slow turnaround:Permit issued and active for 4.9 yr (first record Dec 16, 2021), with no completion or new permit record in 22 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
September 2024Market trend
ZIP 94970
ZIP 94970 typical home value: $3,436,866 (+7.7% year-over-year)
Annual ZIP 94970 home-value index checkpoint
Changed from $3,189,831 in September 2023 to $3,436,866 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94970 (not a parcel appraisal)
Jun 17, 2024Nearby project · Issued
0.4 mi NW
New home at 7 Jose Patio — Issued
7 Jose Patio · 1 unit · $1,750,000 valuation
Records span May 16, 2023 to Jun 17, 2024 (1 permit).
⏱ Slow turnaround:Permit issued and active for 3.5 yr (first record May 16, 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)
Apr 30, 2024Nearby project · Applied
0.44 mi E
Demolition at 6 Willow Ave — Applied
6 Willow Ave
⏱ Slow turnaround:In "Applied" for 2.5 yr (since Apr 30, 2024), with no new permit record in 2.5 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Apr 18, 2024Permit applied
On this parcel
Accessory dwelling unit (new or conversion) permit application filed (92108)
Current status: Applied
Garage Conversion For A D U; New Stair And Guardrail @ Roof Deck - B W O P · Declared valuation: $10,000
⏱ Slow turnaround:Application filed 2.6 yr ago with no issued date recorded yet (status: Applied)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel

Showing 15 of 30 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 · 10 active builders

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 22 Calle Del PraderoApplied>90th pct review time (2.6 yr)
On this parcel
In "Applied" for 2.6 yr (since Apr 18, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Accessory dwelling unit (new or conversion) (92108)Applied>90th pct review cycle
On this parcel
Pending in review for 2.6 yr (4.6× the 204d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in Unincorporated Marin (median 204d, 90th pct 549d, n=298).
New home at 25 Lincoln AveIssuedNo new record in 7.1 yr$969,000
0.23 mi E
Active in "Issued" for 7.3 yr (first record Jul 22, 2019) with no new permit activity recorded in 7.1 yr. High-impact scale (1 housing unit, $969,000 declared valuation across 1 permit).
Mixed-use development at 3466 State Route 1 &IssuedNo new record in 5.1 yr$1,000,000
0.26 mi E
Active in "Issued" for 6.1 yr (first record Sep 23, 2020) with no new permit activity recorded in 5.1 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 2 permits).
Accessory dwelling unit at 260 Belvedere AveIssuedNo new record in 22 mo$2,000,000
0.31 mi NE
Active in "Issued" for 4.9 yr (first record Dec 16, 2021) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $2,000,000 declared valuation across 1 permit).
New home at 7 Jose PatioIssuedNo new record in 2.4 yr$1,750,000
0.4 mi NW
Active in "Issued" for 3.5 yr (first record May 16, 2023) with no new permit activity recorded in 2.4 yr. High-impact scale (1 housing unit, $1,750,000 declared valuation across 1 permit).

Neighborhood renovation & housing momentum: Stinson Beach

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 891 parcels

Rank #8 of 22 neighborhoods in acceleration

Last 12m vs prior 12m: 6 vs 3 permits
24m rate per 1,000 parcels: 10.1
5-year substantial permits: 35
Housing additions (24m): 6 units

Active builders & contractors connected to this area (10)

Entity-resolved across corporate suffixes (INC / LLC / CORP)

Builder / contractor	Primary specialty	Here / ½ mi	½ mi valuation	Citywide 24m trend
Owner Builder Recent nearby: 21 Calle Del Onda (Jun 3, 2026)	Commercial tenant improvement	17 in ½ mi	$3,897,708	226 vs 240 prior−6%
Owner Recent nearby: 45 Buena Vista Ave (Jan 31, 2022)	New garage / accessory structure	9 in ½ mi	$1,415,000	25 vs 15 prior+67%
Gubbins Building Recent nearby: 3466 State Route 1 & 3468 (Oct 14, 2021)	Remodel / interior alteration	5 in ½ mi	$1,803,000	3 vs 4 prior
George T Flynn Construction Recent nearby: 8 Rafael Patio (Aug 27, 2026)	New garage / accessory structure	4 in ½ mi	$643,500	2 vs 0 prior
Tim Trumbo Recent nearby: 7 Francisco Patio (Jul 22, 2021)	Addition (adds square footage)	3 in ½ mi	$667,000	0 vs 0 prior
Creative Builders Recent nearby: 11 Marine Way (May 29, 2018)	Remodel / interior alteration	3 in ½ mi	$320,000	0 vs 0 prior
Art Of Construction Recent nearby: 260 Belvedere Ave (Oct 4, 2024)	Accessory dwelling unit (new or conversion)	2 in ½ mi	$2,155,000	0 vs 0 prior
Luke Gilligan Recent nearby: 35 Laurel Ave (Adu 35a) (Sep 16, 2025)	Accessory dwelling unit (new or conversion)	2 in ½ mi	$700,000	0 vs 0 prior
Scott Parra Builder Recent nearby: 12 Marine Way (Apr 1, 2026)	Remodel / interior alteration	2 in ½ mi	$271,700	0 vs 0 prior
Cronin Construction And Development Recent nearby: 6 Willow Ave (Sep 9, 2026)	Addition (adds square footage)	1 in ½ mi	$1,700,000	1 vs 2 prior

How long projects typically spend in review in Unincorporated Marin

Empirical turnaround from application to issuance (trailing 5 years)

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)On this parcel	298	120d	204d	331d	549d	214d(vs 181d prior)
Addition (adds square footage)	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)

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.

Ownership & rental scenario calculator

Prop 13, ADU pro forma & 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 94970

HUD FY 2026 · 40th-percentile gross rent

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

Stinson Beach$2,750±$0

ZIP 94970$2,744±$16

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94970(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$3,577,374

ACS Median Home Value · Stinson BeachCensus ACS 2020–2024 owner-occupied self-reported median

$1,487,000±$952,000unreliable

ACS Median Home Value · ZIP 94970Census ACS 2020–2024 owner-occupied self-reported median

$1,491,000±$951,000unreliable

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$579,000Interest rate (%)Loan termClosing costs (%)$57,900

Prop 13 post-purchase property tax estimate

$3,122/mo ($37,463/yr · 1.16%)

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 ($32,185/yr) + local voter-approved bond debt ($4,828/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$4,828/yrDirect levies / Mello-Roos ($/yr)Check Assessor's property search ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$276/moManagement (%)$420/moMaintenance (%)$276/moCapEx reserve (%)$276/moInsurance ($/mo)$3,300/yrHOA dues ($/mo)Owner utilities ($/mo)

Mapped hazard zone insurance context on this parcel:

Parcel intersects a mapped Very High Fire Hazard Severity Zone (Local Responsibility Area) (local responsibility area). Properties in High or Very High fire hazard zones may require California FAIR Plan + difference-in-conditions (DIC) coverage; verify actual insurability and quotes early.
Parcel intersects a FEMA Special Flood Hazard Area (Zone AO: 1% annual chance flood (Special Flood Hazard Area)). Federally backed mortgages require flood insurance in SFHA zones.
Parcel intersects a FEMA Special Flood Hazard Area (Zone VE: 1% annual chance flood (Special Flood Hazard Area)). Federally backed mortgages require flood insurance in SFHA zones.

ADU / JADU Value-Add Pro Forma

Gov. Code § 66314: Possible, with conditions· 1 ADU permitted within ¼ mi (36m)

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.

Quick ADU presets:

HUD FMR benchmarks:

ADU size (sq ft)<750 sf: SB 13 fee-exemptBuild cost ($/sq ft)Hard/soft: $315,000Permits & fees ($)Total build: $323,500ADU cash (%)Cash: $80,875ADU loan rate (%)Loan: $242,625ADU term (yrs)P&I: $1,918/moADU rent ($/mo)NOI: +$1,580/mo

All-in ADU build cost

$323,500

Combined basis: $3,218,500

Standalone ADU yield on cost

5.86%

+$18,960/yr ADU NOI

ADU net cash-flow lift

−$338/mo

−$15,384 → −$15,722/mo total

Blended cap rate lift

-0.31% → 0.31%

CoC: -29.0% → -26.3%

Supplemental Prop 13 tax

+$310/mo

+$3,720/yr on ADU cost only

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.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$15,722
Cash-on-cash return: -26.3%
Cap rate (Year 1 NOI): 0.31%
DSCR (NOI / debt): 0.05x
Break-even gross rent: $25,838/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $5,249 − Operating $4,414 − Debt $16,556)

Gross scheduled rent$5,525

Vacancy allowance (5%)−$276

Effective gross income$5,249

Prop 13 property tax (1.16%)−$3,122

Property insurance−$320

Management (8%), maintenance (5%) & CapEx (5%)−$972

Net Operating Income (NOI)+$834

Mortgage principal & interest (2,558,625 loan)−$16,556

Net monthly cash flow−$15,722

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	$5,083/mo	−$16,357/mo	-27.3%	$27,915/mo	−$16,416/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$5,525/mo	−$15,722/mo	-26.3%	$25,838/mo	−$15,468/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)	$5,857/mo	−$15,357/mo	-25.7%	$25,238/mo	−$14,746/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 22 Calle Del Pradero
Applied1 unitsApr 18, 2024 – Apr 18, 2024

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)92108
Garage Conversion For A D U; New Stair And Guardrail @ Roof Deck - B W O P
Garage Conversion For A D U; New Stair And Guardrail @ Roof Deck - B W O P
Applied
Apr 18, 2024
Issued
Not issued
Recorded status
Applied as of Apr 17, 2024
Declared valuation
$10,000

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.

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 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.

Zoning & planning

Zoning: C-R2: Residential Two Family (Unincorporated Marin)

Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 14, 2026

Parcel facts

Lot size: 4,792 sq ft
Assessor land use: Single-Resid. - Improved
Addresses on parcel: 1

Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026

Official records

Assessor's property search
Search by parcel number 195-163-22. Assessed value is not market value.
Property tax bill
Search by parcel number 195-163-22 (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.

Builder / contractor

Primary specialty

Here / ½ mi

½ mi valuation

Citywide 24m trend

Owner Builder

Recent nearby: 21 Calle Del Onda (Jun 3, 2026)

Commercial tenant improvement

17 in ½ mi

$3,897,708

226 vs 240 prior−6%

Owner

Recent nearby: 45 Buena Vista Ave (Jan 31, 2022)

New garage / accessory structure

9 in ½ mi

$1,415,000

25 vs 15 prior+67%

Gubbins Building

Recent nearby: 3466 State Route 1 & 3468 (Oct 14, 2021)

Remodel / interior alteration

5 in ½ mi

$1,803,000

3 vs 4 prior

George T Flynn Construction

Recent nearby: 8 Rafael Patio (Aug 27, 2026)

New garage / accessory structure

4 in ½ mi

$643,500

2 vs 0 prior

Tim Trumbo

Recent nearby: 7 Francisco Patio (Jul 22, 2021)

Addition (adds square footage)

3 in ½ mi

$667,000

0 vs 0 prior

Creative Builders

Recent nearby: 11 Marine Way (May 29, 2018)

Remodel / interior alteration

3 in ½ mi

$320,000

0 vs 0 prior

Art Of Construction

Recent nearby: 260 Belvedere Ave (Oct 4, 2024)

Accessory dwelling unit (new or conversion)

2 in ½ mi

$2,155,000

0 vs 0 prior

Luke Gilligan

Recent nearby: 35 Laurel Ave (Adu 35a) (Sep 16, 2025)

Accessory dwelling unit (new or conversion)

2 in ½ mi

$700,000

0 vs 0 prior

Scott Parra Builder

Recent nearby: 12 Marine Way (Apr 1, 2026)

Remodel / interior alteration

2 in ½ mi

$271,700

0 vs 0 prior

Cronin Construction And Development

Recent nearby: 6 Willow Ave (Sep 9, 2026)

Addition (adds square footage)

1 in ½ mi

$1,700,000

1 vs 2 prior

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

272d

292d

293d

313d

293d(vs 197d prior)

Accessory dwelling unit (new or conversion)On this parcel

298

120d

204d

331d

549d

214d(vs 181d prior)

Addition (adds square footage)

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

99d

148d

233d

443d

152d(vs 150d prior)

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

$5,083/mo

−$16,357/mo

-27.3%

$27,915/mo

−$16,416/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$5,525/mo

−$15,722/mo

-26.3%

$25,838/mo

−$15,468/mo

Optimistic (cap-limited)

+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)

$5,857/mo

−$15,357/mo

-25.7%

$25,238/mo

−$14,746/mo