Sausalito 94965 · Muir Beach · APN 199-271-06 · Unincorporated Marin
Zoned C-RA-B4 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,855,000 ($1,632,000–$2,078,000).
Public building records show issued construction/renovation work on this parcel (8 total permits, latest May 5, 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)
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)
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: 1 permitted, 2 proposed or in review; 1 commercial or mixed-use project.
4 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.
55 permits within ½ mile since November 2024
$1,855,000
Benchmark range: $1,632,000 – $2,078,000
New garage / accessory structure (174985): Issued after 10 mo (1.8× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (0.16 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)
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.
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 C-RA-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.
Permit issued and active for 9.8 yr (first record Jan 30, 2017), with no completion or new permit record in 9.8 yr. · $5,600 declared valuation
Permit issued and active for 2.5 yr (first record May 28, 2024), with no completion or new permit record in 20 mo. · 1 unit · $1,200,000 declared valuation
Permit issued and active for 2.6 yr (first record Apr 17, 2024), with no completion or new permit record in 19 mo. · $430,000 declared valuation
In "Applied" for 18 mo (since May 28, 2025), with no new permit record in 18 mo. · 1 unit
Nearby electrical / panel (19 Seacape Dr): First appeared in published agency feed
Record B49082 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (1821 Shoreline Hwy): First appeared in published agency feed
Record B48976 · 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 $1,532,575 in September 2025 to $1,591,406 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
70 Sunset Way · 1 unit · $625,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94965 home-value index checkpoint
Changed from $1,596,850 in September 2024 to $1,532,575 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
77 Starbuck Dr · 1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Solar / battery storage permit application filed (B42274)
Current status: Issued
14kWh expansion to existing ESS. (1) battery installation. · Declared valuation: $11,785 · Contractor: American Solar Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B42274)
Recorded status: Issued
14kWh expansion to existing ESS. (1) battery installation. · Declared valuation: $11,785 · Contractor: American Solar Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
87 Seacape Dr · $430,000 valuation
Records span Apr 17, 2024 to Apr 22, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
69 Starbuck Dr (Adu 69a) · 1 unit · $1,200,000 valuation
Records span May 28, 2024 to Mar 19, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94965 home-value index checkpoint
Changed from $1,650,994 in September 2023 to $1,596,850 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
Roof replacement permit application filed (B36970)
Current status: Issued
Re roof. remove existing roof layers and install class A composition shingles. — ReRoofing · Declared valuation: $23,000 · Contractor: Gutierrez Roofing Company Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B36970)
Recorded status: Issued
Re roof. remove existing roof layers and install class A composition shingles. — ReRoofing · Declared valuation: $23,000 · Contractor: Gutierrez Roofing Company Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94965 home-value index checkpoint
Changed from $1,761,089 in September 2022 to $1,650,994 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
New garage / accessory structure permit issued (174985)
Recorded status: Issued
(N) Detached Garage · Declared valuation: $100,000 · Contractor: Jonathan Rauh
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 2.5 yr (first record May 28, 2024) with no new permit activity recorded in 20 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
Issued after 10 mo (1.8× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
Active in "Issued" for 9.8 yr (first record Jan 30, 2017) with no new permit activity recorded in 9.8 yr.
Active in "Issued" for 2.6 yr (first record Apr 17, 2024) with no new permit activity recorded in 19 mo.
In "Applied" for 18 mo (since May 28, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner | New garage / accessory structure | 1 on parcel7 in ½ mi | $609,400 | 25 vs 15 prior+67% |
| American Solar | Solar / battery storage | 2 on parcel2 in ½ mi | $60,485 | 0 vs 0 prior |
| Jonathan Rauh | New garage / accessory structure | 1 on parcel1 in ½ mi | $100,000 |
| 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) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
HUD Small Area Fair Market Rent · ZIP 94965
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 ($18,550/yr) + local voter-approved bond debt ($2,783/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.
−$100,954/yr
Cash needed: $408,100
NOI: $11,605/yr
P&I: $9,380/mo
For $0/mo net cash flow
At $3,950/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 | $3,634/mo | −$8,867/mo | -26.1% | $16,011/mo | −$8,882/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$8,413/mo | -24.7% | $14,819/mo | −$8,204/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,187/mo | −$8,152/mo | -24.0% | $14,475/mo | −$7,689/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.
14kWh expansion to existing ESS. (1) battery installation.
Re roof. remove existing roof layers and install class A composition shingles. — ReRoofing
(N) Detached Garage
provide temporary electrical service for new garage structure - build permit # 125382492 — Service Upgrade
11.06kW Roof-Mounted PV Array w/ 14kWh ESS
Install new gas line in trench for propane tank re-location. — New Gas Service
REPLACE OLD DUCT WORK WITH NEW DUCT WORK R-6 VALUE — Replace Ductwork, Replace Mechanical Appliance
Replace Water Heater & Furnace
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
0.68 acres
Assessor's classification for assessment purposes. This is not zoning.
31 STARBUCK DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 199-271-06. Assessed value is not market value.
Search by parcel number 199-271-06 (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 |
| Gutierrez Roofing | Roof replacement | 1 on parcel1 in ½ mi | $23,000 | 0 vs 0 prior |
| Ongaro Ernest And Sons | HVAC / heat pump | 1 on parcel1 in ½ mi | $10,500 | 0 vs 0 prior |
| Ernest Ongaro And Sons | HVAC / heat pump | 1 on parcel1 in ½ mi | $3,500 | 0 vs 0 prior |
| Ea Electric | Electrical / panel | 1 on parcel1 in ½ mi | $250 | 0 vs 0 prior |
| Owner Builder Recent nearby: 87 Seacape Dr (Apr 22, 2025) | Remodel / interior alteration | 11 in ½ mi | $2,155,000 | 226 vs 240 prior−6% |
| Sidney Builders Recent nearby: 130 Sunset Way (Mar 29, 2024) | Addition (adds square footage) | 3 in ½ mi | $564,500 | 2 vs 5 prior |
| Fp Builders Recent nearby: 69 Starbuck Dr (Adu 69a) (Mar 19, 2025) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $2,200,000 | 1 vs 0 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) | 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 |
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.