Tiburon 94920 · Paradise Cay · APN 038-215-12 · Unincorporated Marin
Zoned RSP-5.8-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood due diligence; benchmark value $3,374,000 ($2,969,000–$3,779,000).
Zone RSP-5.8-BFC 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 (5 total permits, latest Apr 24, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone VE: 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)
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.
1 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.
93 permits within ½ mile since November 2024
$3,374,000
Benchmark range: $2,969,000 – $3,779,000
Other (91055): Pending in review for 3.6 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 149 Jamaica St (0.12 mi W, 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 (~$3,271/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 RSP-5.8-BFC 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 12.7 yr (first record Feb 12, 2014), with no completion or new permit record in 12.3 yr. · 1 unit · $400,000 declared valuation
Permit issued and active for 12.7 yr (first record Feb 12, 2014), with no completion or new permit record in 12.3 yr. · 1 unit · $425,000 declared valuation
Permit issued and active for 12.7 yr (first record Feb 12, 2014), with no completion or new permit record in 12.3 yr. · 1 unit · $450,000 declared valuation
Permit issued and active for 12.7 yr (first record Feb 12, 2014), with no completion or new permit record in 12.3 yr. · 1 unit · $480,000 declared valuation
Permit issued and active for 12.7 yr (first record Feb 12, 2014), with no completion or new permit record in 12.3 yr. · 1 unit · $400,000 declared valuation
Permit issued and active for 12.2 yr (first record Aug 19, 2014), with no completion or new permit record in 12 yr. · 1 unit · $750,000 declared valuation
Nearby windows / doors / siding (4660 Paradise Dr): First appeared in published agency feed
Record B48974 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (284 Trinidad Dr): First appeared in published agency feed
Record B48956 · 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 $3,090,631 in September 2025 to $3,404,730 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94920 (not a parcel appraisal)
Annual ZIP 94920 home-value index checkpoint
Changed from $3,209,701 in September 2024 to $3,090,631 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94920 (not a parcel appraisal)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94920 home-value index checkpoint
Changed from $3,258,065 in September 2023 to $3,209,701 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94920 (not a parcel appraisal)
Annual ZIP 94920 home-value index checkpoint
Changed from $3,353,968 in September 2022 to $3,258,065 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94920 (not a parcel appraisal)
Other permit application filed (91055)
Current status: Applied
Add Gate To (E) Rear Deck & Stair Into Bay - B W O P · Declared valuation: $10,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94920 home-value index checkpoint
Changed from $3,038,417 in September 2021 to $3,353,968 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94920 (not a parcel appraisal)
1 unit
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 94920 home-value index checkpoint
Changed from $2,509,451 in September 2020 to $3,038,417 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94920 (not a parcel appraisal)
Solar / battery storage permit issued (168895)
Recorded status: Issued
7.875 Kw Rooftop Photovoltaic & Energy Storage System · Declared valuation: $23,400 · Contractor: Sunrun Installation Service Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (168895)
Current status: Issued
7.875 Kw Rooftop Photovoltaic & Energy Storage System · Declared valuation: $23,400 · Contractor: Sunrun Installation Service Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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 →Pending in review for 3.6 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Active in "Issued" for 12.2 yr (first record Aug 19, 2014) with no new permit activity recorded in 12 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
In "Entitled" for 5.1 yr (since Oct 7, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 11.4 yr (first record Jun 2, 2015) with no new permit activity recorded in 11.1 yr.
Active in "Issued" for 12.7 yr (first record Feb 12, 2014) with no new permit activity recorded in 12.3 yr.
Active in "Issued" for 12.7 yr (first record Feb 12, 2014) with no new permit activity recorded in 12.3 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 294 parcels
Small prior baseline
City baseline: 16.4 / 1k
4 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Royoco Construction And Development | Addition (adds square footage) | 3 on parcel3 in ½ mi | $473,000 | 0 vs 0 prior |
| Sunrun Installation Service | Solar / battery storage | 1 on parcel1 in ½ mi | $23,400 | 0 vs 0 prior |
| Owner Builder Recent nearby: 114 St Thomas Way (Sep 30, 2024) | Remodel / interior alteration | 15 in ½ mi |
| 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 94920
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 ($33,750/yr) + local voter-approved bond debt ($5,063/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.
−$209,272/yr
Cash needed: $742,500
NOI: -$4,482/yr
P&I: $17,066/mo
For $0/mo net cash flow
At $4,100/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 | $3,772/mo | −$17,910/mo | -28.9% | $28,773/mo | −$18,040/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,100/mo | −$17,439/mo | -28.2% | $26,631/mo | −$17,336/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,346/mo | −$17,169/mo | -27.7% | $26,013/mo | −$16,801/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.
Add Gate To (E) Rear Deck & Stair Into Bay - B W O P
7.875 Kw Rooftop Photovoltaic & Energy Storage System
Deck, Spa, Guardrail
Addn; Rmdl, Excluding Kit On Prior Permit T.D. 7/1/19
Struct. Inter. Remdl, Wndw/Drs. T.D. 2/26/19
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
0.32 acres
Assessor's classification for assessment purposes. This is not zoning.
127 ST THOMAS WAY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 038-215-12. Assessed value is not market value.
Search by parcel number 038-215-12 (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.
| $1,972,950 |
| 226 vs 240 prior−6% |
| Owner Recent nearby: 95 St Thomas Way (May 24, 2021) | Remodel / interior alteration | 11 in ½ mi | $1,246,160 | 25 vs 15 prior+67% |
| Davidson Builders Recent nearby: 284 Trinidad Dr - Lot 31 (Apr 6, 2016) | New single-family home | 9 in ½ mi | $3,478,800 | 0 vs 0 prior |
| Lamperti Contracting And Design Recent nearby: 269 Trinidad Dr (Dec 14, 2023) | Remodel / interior alteration | 4 in ½ mi | $571,718 | 2 vs 7 prior |
| Singlepoint Design Build Recent nearby: 87 St Thomas Way (Feb 19, 2015) | Addition (adds square footage) | 2 in ½ mi | $1,500,000 | 2 vs 0 prior |
| Alliance Custom Builders Recent nearby: 228 Martinique Ave (May 20, 2024) | Remodel / interior alteration | 2 in ½ mi | $371,000 | 0 vs 2 prior |
| Marinkitchenco Recent nearby: 9 Saba Ln (Jun 26, 2020) | Remodel / interior alteration | 2 in ½ mi | $136,668 | 0 vs 1 prior |
| All Phase Construction Recent nearby: 8 St Lucia Pl (Nov 20, 2014) | Remodel / interior alteration | 2 in ½ mi | $110,000 | 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| Plumbing / water heater / sewerOn this parcel | 2,211 | 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.