Mill Valley 94941 · Homestead · APN 047-031-05 · Unincorporated Marin
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,213,000 ($1,947,000–$2,479,000).
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,932 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Oct 5, 2026, 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)
22 substantial renovation & housing permits over 24 months (20.7 per 1,000 parcels vs. 16.4 citywide baseline) (#2 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Homestead)
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: 5 homes completed, 3 permitted, 9 proposed or in review.
13 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.
117 permits within ½ mile since November 2024
$2,213,000
Benchmark range: $1,947,000 – $2,479,000
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)
Closest lead: New home (0.25 mi E, 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 (~$2,158/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.
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 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 12.4 yr (first record Jun 17, 2014), with no completion or new permit record in 12.1 yr. · 1 unit · $1,100,000 declared valuation
Permit issued and active for 12.4 yr (first record Jun 17, 2014), with no completion or new permit record in 12.1 yr. · 1 unit · $175,000 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
Permit issued and active for 10.7 yr (first record Mar 7, 2016), with no completion or new permit record in 10.2 yr. · 1 unit · $900,000 declared valuation
In "Entitled" for 8.5 yr (since May 10, 2018), with no new permit record in 8.5 yr. · 1 unit
Permit issued and active for 8.1 yr (first record Sep 19, 2018), with no completion or new permit record in 7.6 yr. · 1 unit · $870,000 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 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
Electrical / panel permit application filed (B48642)
Current status: Issued
New Circuits / Outlets; Mechanical Appliance · Declared valuation: $23,472 · Contractor: 1-888-Heat-Pumps
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B48642)
Recorded status: Issued
New Circuits / Outlets; Mechanical Appliance · Declared valuation: $23,472 · Contractor: 1-888-Heat-Pumps
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
409 Montford Ave (Adu 409a) · 1 unit · $75,000 valuation
Records span Jul 2, 2026 to Sep 24, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
EV charger permit application filed (B47666)
Current status: Issued
EV Charging Station; With Electronic Inspection · Declared valuation: $500 · Contractor: Ilum Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
EV charger permit issued (B47666)
Recorded status: Issued
EV Charging Station; With Electronic Inspection · Declared valuation: $500 · Contractor: Ilum Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit application filed (B47534)
Current status: Issued
Declared valuation: $29,575 · Contractor: Ilum Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit issued (B47534)
Recorded status: Issued
Declared valuation: $29,575 · Contractor: Ilum Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B47166)
Current status: Issued
ReRoofing · Declared valuation: $18,500 · Contractor: Calpro Roofing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B47166)
Recorded status: Issued
ReRoofing · Declared valuation: $18,500 · Contractor: Calpro Roofing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Plumbing / water heater / sewer permit application filed (B45267)
Current status: Issued
Scope of Work – Bathroom Refresh (Like-for-Like Remodel) This project consists of a non-structural, like-for-like renovation of an existing bathroom. No changes are proposed to the room footprint, wall locations, door openings, or existing plumbing locations. Work includes the following: • Remove and replace existing double vanity with a new like-for-like vanity in the same location. • Replace existing electrical receptacles at the vanity with GFCI-protected outlets in compliance with current California Electrical Code. No new circuits proposed unless required by inspection. • Remove and replace existing toilet with a new like-for-like fixture in the same location. • Remove and replace existing flooring; no structural subfloor modifications. • Replace existing shower mixing valve with a new like-for-like valve; no relocation of plumbing lines. • Replace or update existing light fixtures as shown on plan; no new lighting locations proposed. • No structural work, no framing modifications, and no changes to mechanical systems. All work shall comply with the current California Residential Code (CRC), California Plumbing Code (CPC), and California Electrical Code (CEC). · Declared valuation: $7,500 · Contractor: Mc Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B45267)
Recorded status: Issued
Scope of Work – Bathroom Refresh (Like-for-Like Remodel) This project consists of a non-structural, like-for-like renovation of an existing bathroom. No changes are proposed to the room footprint, wall locations, door openings, or existing plumbing locations. Work includes the following: • Remove and replace existing double vanity with a new like-for-like vanity in the same location. • Replace existing electrical receptacles at the vanity with GFCI-protected outlets in compliance with current California Electrical Code. No new circuits proposed unless required by inspection. • Remove and replace existing toilet with a new like-for-like fixture in the same location. • Remove and replace existing flooring; no structural subfloor modifications. • Replace existing shower mixing valve with a new like-for-like valve; no relocation of plumbing lines. • Replace or update existing light fixtures as shown on plan; no new lighting locations proposed. • No structural work, no framing modifications, and no changes to mechanical systems. All work shall comply with the current California Residential Code (CRC), California Plumbing Code (CPC), and California Electrical Code (CEC). · Declared valuation: $7,500 · Contractor: Mc Construction
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 →In "Entitled" for 6.3 yr (since Aug 11, 2020), 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, 1 deed-restricted affordable across 0 permits).
In "Entitled" for 13 mo (since Oct 13, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (5 housing units across 0 permits).
Active in "Issued" for 6.9 yr (first record Dec 18, 2019) with no new permit activity recorded in 5.9 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Active in "Issued" for 8.6 yr (first record Apr 23, 2018) with no new permit activity recorded in 3.8 yr. High-impact scale (1 housing unit, $1,100,000 declared valuation across 1 permit).
Active in "Issued" for 12.4 yr (first record Jun 17, 2014) with no new permit activity recorded in 12.1 yr. High-impact scale (1 housing unit, $1,100,000 declared valuation across 2 permits).
Active in "Issued" for 2.3 yr (first record Jul 12, 2024) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $2,700,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,063 parcels
+0.0% YoY
City baseline: 16.4 / 1k
22 in trailing 24m
Includes 10 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Ilum Solar | EV charger | 2 on parcel2 in ½ mi | $30,075 | 0 vs 0 prior |
| 1 888 Heat Pumps | Electrical / panel | 1 on parcel1 in ½ mi | $23,472 | 0 vs 0 prior |
| Calpro Roofing | Roof replacement | 1 on parcel1 in ½ mi | $18,500 | 0 vs 0 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 | 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 ($22,150/yr) + local voter-approved bond debt ($3,323/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.
−$126,938/yr
Cash needed: $487,300
NOI: $7,465/yr
P&I: $11,200/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 | −$11,032/mo | -27.2% | $19,033/mo | −$11,076/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$10,578/mo | -26.0% | $17,617/mo | −$10,398/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 | −$10,318/mo | -25.4% | $17,208/mo | −$9,882/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.
New Circuits / Outlets; Mechanical Appliance
EV Charging Station; With Electronic Inspection
ReRoofing
Scope of Work – Bathroom Refresh (Like-for-Like Remodel) This project consists of a non-structural, like-for-like renovation of an existing bathroom. No changes are proposed to the room footprint, wall locations, door openings, or existing plumbing locations. Work includes the following: • Remove and replace existing double vanity with a new like-for-like vanity in the same location. • Replace existing electrical receptacles at the vanity with GFCI-protected outlets in compliance with current California Electrical Code. No new circuits proposed unless required by inspection. • Remove and replace existing toilet with a new like-for-like fixture in the same location. • Remove and replace existing flooring; no structural subfloor modifications. • Replace existing shower mixing valve with a new like-for-like valve; no relocation of plumbing lines. • Replace or update existing light fixtures as shown on plan; no new lighting locations proposed. • No structural work, no framing modifications, and no changes to mechanical systems. All work shall comply with the current California Residential Code (CRC), California Plumbing Code (CPC), and California Electrical Code (CEC).
The existing galvanized water service line between the water meter and the house is heavily corroded and leaking. Since the line is original to the home and in very poor condition, a replacement of the existing line with a new Copper K pipe with a pipe guard sleeve. — Replace Plumbing Fixtures(s)
Remove/Replace 40 gal gas water heater. — Replace Plumbing Fixtures(s)
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
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
195 EDGEWOOD AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 047-031-05. Assessed value is not market value.
Search by parcel number 047-031-05 (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.
| Legato Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $13,800 | 0 vs 0 prior |
| Mc Construction | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $7,500 | 0 vs 0 prior |
| Fast Water Heater | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $3,199 | 0 vs 0 prior |
| Owner Builder Recent nearby: 408 Laverne Ave (A D U 408 A) (Apr 10, 2026) | Remodel / interior alteration | 27 in ½ mi | $3,411,300 | 226 vs 240 prior−6% |
| Owner Recent nearby: 408 Laverne Ave (Aug 29, 2025) | Remodel / interior alteration | 13 in ½ mi | $3,688,000 | 25 vs 15 prior+67% |
| Buck Oneill Builders Recent nearby: 342 Laverne Ave (Dec 4, 2017) | Remodel / interior alteration | 3 in ½ mi | $260,000 | 0 vs 0 prior |
| Green Bay Remodeling Recent nearby: 311 Edgewood Ave (Mar 8, 2022) | Remodel / interior alteration | 3 in ½ mi | $74,000 | 5 vs 5 prior |
| 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) |
| EV chargerOn this parcel | 482 | 0d | 0d | 0d | 0d | 0d |
| Roof replacementOn this parcel | 3,663 | 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.