Mill Valley 94941 · Muir Woods Park · APN 046-232-09 · Unincorporated Marin
Zoned RMP-1.3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,411,000 ($2,122,000–$2,700,000).
Zone RMP-1.3 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 (9 total permits, latest Mar 17, 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: 1 homes completed, 1 permitted, 2 proposed or in review.
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.
111 permits within ½ mile since November 2024
$2,411,000
Benchmark range: $2,122,000 – $2,700,000
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)
Plumbing / water heater / sewer (174383): Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 65 Ridge Ave (0.22 mi W, applied). 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.
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-1.3 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.
Permit issued and active for 11.8 yr (first record Jan 13, 2015), with no completion or new permit record in 11.8 yr. · $3,000 declared valuation
Permit issued and active for 12.1 yr (first record Oct 7, 2014), with no completion or new permit record in 11.2 yr. · 1 unit · $500,000 declared valuation
In "Entitled" for 5.4 yr (since Jun 25, 2021), with no new permit record in 5.4 yr. · 1 unit
Permit issued and active for 6 yr (first record Nov 18, 2020), with no completion or new permit record in 4.7 yr. · 1 unit · $725,000 declared valuation
In "Applied" for 5.1 yr (since Oct 15, 2021), with no new permit record in 4.6 yr. · 1 unit · $182,750 declared valuation
In "Applied" for 4 yr (since Oct 27, 2022), with no new permit record in 4 yr. · 1 unit · $3,000,000 declared valuation
Nearby roof replacement (646 Ridgewood Ave): First appeared in published agency feed
Record B49103 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (5 Ridge Ave): First appeared in published agency feed
Record B49007 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (58 Castle Rock Dr): First appeared in published agency feed
Record B48991 · 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 $1,980,059 in September 2025 to $2,181,389 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
550 Montford Ave · 1 unit · $175,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Windows / doors / siding permit application filed (B46222)
Current status: Issued
Non-structural Door/Window Replacement · Declared valuation: $12,488 · Contractor: Brothers Home Improvement Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (B46222)
Recorded status: Issued
Non-structural Door/Window Replacement · Declared valuation: $12,488 · Contractor: Brothers Home Improvement Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
473 Panoramic Hwy (A D U 473a) · 1 unit
Records span Aug 21, 2025 to Nov 19, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
1 unit
Records span Oct 13, 2025 to Oct 23, 2025 (0 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94941 home-value index checkpoint
Changed from $2,042,452 in September 2024 to $1,980,059 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
General repair permit issued (179615)
Recorded status: Issued
Minor Pool Remodel: Split Main Drain, (N) Waterline Tile, (N) Plaster · Declared valuation: $28,300 · Contractor: Herb'S Pool Service, Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit application filed (179615)
Current status: Issued
Minor Pool Remodel: Split Main Drain, (N) Waterline Tile, (N) Plaster · Declared valuation: $28,300 · Contractor: Herb'S Pool Service, Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B42846)
Current status: Issued
Furnish and install a new Navien PE240A2 tankless water heater, remove and recycle two old water heaters in downstairs area. Run a new section of 3/4” copper piping approximately 60ft. from back area to where tankless unit is to be mounted. Tie to new hot and cold flush valve, new gas flex line, mount unit to interior mechanical closet wall. Run a dedicated 3/4” gas line approximately 10’ from meter over to where tankless unit is to be mounted. — New Plumbing Fixture(s), Replace Plumbing Fixtures(s) · Declared valuation: $3,500 · Contractor: Ernest Ongaro & Sons Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B42846)
Recorded status: Issued
Furnish and install a new Navien PE240A2 tankless water heater, remove and recycle two old water heaters in downstairs area. Run a new section of 3/4” copper piping approximately 60ft. from back area to where tankless unit is to be mounted. Tie to new hot and cold flush valve, new gas flex line, mount unit to interior mechanical closet wall. Run a dedicated 3/4” gas line approximately 10’ from meter over to where tankless unit is to be mounted. — New Plumbing Fixture(s), Replace Plumbing Fixtures(s) · Declared valuation: $3,500 · Contractor: Ernest Ongaro & Sons 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 →In "Applied" for 4 yr (since Oct 27, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $3,000,000 declared valuation across 1 permit).
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
In "Applied" for 3.2 yr (since Sep 6, 2023), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
In "Applied" for 5.1 yr (since Oct 15, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 5.4 yr (since Jun 25, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 3.7 yr (since Mar 15, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Brothers Home Improvement | Windows / doors / siding | 2 on parcel2 in ½ mi | $25,770 | 0 vs 0 prior |
| Grace Home Remodeling | Remodel / interior alteration | 1 on parcel1 in ½ mi | $450,000 | 0 vs 0 prior |
| Sure Roofing | Roof replacement | 1 on parcel1 in ½ mi | $78,800 |
| 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 94941
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 ($24,100/yr) + local voter-approved bond debt ($3,615/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.
−$141,013/yr
Cash needed: $530,200
NOI: $5,223/yr
P&I: $12,186/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 | −$12,205/mo | -27.6% | $20,671/mo | −$12,264/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$11,751/mo | -26.6% | $19,132/mo | −$11,586/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 | −$11,491/mo | -26.0% | $18,688/mo | −$11,071/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.
Non-structural Door/Window Replacement
Minor Pool Remodel: Split Main Drain, (N) Waterline Tile, (N) Plaster
Furnish and install a new Navien PE240A2 tankless water heater, remove and recycle two old water heaters in downstairs area. Run a new section of 3/4” copper piping approximately 60ft. from back area to where tankless unit is to be mounted. Tie to new hot and cold flush valve, new gas flex line, mount unit to interior mechanical closet wall. Run a dedicated 3/4” gas line approximately 10’ from meter over to where tankless unit is to be mounted. — New Plumbing Fixture(s), Replace Plumbing Fixtures(s)
Replacement of 4 windows new construction non structural. — Non-structural Door/Window Replacement
Deck With Recessed Spa; Siding - - Addendum To P#172920
Free-Standing Ret Wall In Crawlspace - Addendum To P#172920
RE-ROOF, MAIN T&G ROOF: Remove and dispose of all existing main tar and gravel roof layers to expose wood deck. Supply and install new, custom, roof metals, edge flashings, and drain outlets. Also supply and install new roof penetration base flashings. Supply and install new, FIRE RATED, heat applied, modified bitumen roofing system (base + cap sheets). All work to comply with manufacturer's installation and warranty specifications. — ReRoofing; With Electronic Inspection
House Remodel; Decks
Replace electric sub-panel — Service Upgrade
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
1.15 acres
Assessor's classification for assessment purposes. This is not zoning.
326 PANORAMIC HWY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 046-232-09. Assessed value is not market value.
Search by parcel number 046-232-09 (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.
| Van Midde And Son Concrete | General repair | 1 on parcel1 in ½ mi | $40,000 | 0 vs 0 prior |
| Palm Construction | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $35,000 | 0 vs 0 prior |
| Herbs Pool Service | General repair | 1 on parcel1 in ½ mi | $28,300 | 0 vs 4 prior |
| Ernest Ongaro And Sons | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $3,500 | 0 vs 0 prior |
| Fran More Electric | Electrical / panel | 1 on parcel1 in ½ mi | $1,800 | 0 vs 0 prior |
| Owner Builder Recent nearby: 226 Panoramic Hwy (Aug 25, 2026) | Remodel / interior alteration | 29 in ½ mi | $3,721,150 | 226 vs 240 prior−6% |
| Owner Recent nearby: 556 Montford Ave (Feb 7, 2022) | Remodel / interior alteration | 10 in ½ mi | $594,000 | 25 vs 15 prior+67% |
| 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 |
| Electrical / panelOn this parcel | 3,019 | 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.