Mill Valley 94941 · Homestead · APN 047-045-02 · 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 $2,320,000 ($2,042,000–$2,598,000).
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 16,901 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Oct 10, 2025).
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: 3 homes completed, 4 permitted, 9 proposed or in review; 2 demolitions.
$2,320,000
Benchmark range: $2,042,000 – $2,598,000
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 (0.13 mi NE, 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 (~$2,261/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
14 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.
177 permits within ½ mile since November 2024
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.
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
Permit issued and active for 7.4 yr (first record Jun 15, 2019), with no completion or new permit record in 7.4 yr. · 1 unit
Permit issued and active for 7.5 yr (first record May 13, 2019), with no completion or new permit record in 7.2 yr. · $2,600,000 declared valuation
In "Entitled" for 6.4 yr (since Jun 23, 2020), with no new permit record in 6.4 yr. · 1 unit
In "Entitled" for 6.3 yr (since Aug 11, 2020), with no new permit record in 6.3 yr. · 1 unit
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 roof replacement (305 Seymour Ln): First appeared in published agency feed
Record B48986 · 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)
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)
351 N Ferndale Ave · $25,000 valuation
Records span May 26, 2026 to Sep 1, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
328 Melrose Ave (Adu 328a) · 1 unit · $100,000 valuation
Records span Sep 12, 2024 to Aug 26, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
HVAC / heat pump permit application filed (B44305)
Current status: Issued
REMOVE AND REPLACE 80 GALLON ELECTRIC HEAT PUMP WATER HEATER IN UTILITY ROOM. LIKE FOR LIKE SAME LOCAITON. — Replace Plumbing Fixtures(s) · Declared valuation: $4,064 · Contractor: Fast Water Heater Company
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B44305)
Recorded status: Issued
REMOVE AND REPLACE 80 GALLON ELECTRIC HEAT PUMP WATER HEATER IN UTILITY ROOM. LIKE FOR LIKE SAME LOCAITON. — Replace Plumbing Fixtures(s) · Declared valuation: $4,064 · Contractor: Fast Water Heater Company
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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 6.4 yr (since Jun 23, 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 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 |
|---|---|---|---|---|
| Ernest Ongaro And Sons | Electrical / panel | 3 on parcel3 in ½ mi | $6,600 | 0 vs 0 prior |
| Gopher It Trenchless | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $10,000 | 0 vs 0 prior |
| Solarcraft Services | Solar / battery storage | 1 on parcel1 in ½ mi | $61,323 |
| 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 ($23,200/yr) + local voter-approved bond debt ($3,480/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.
−$134,517/yr
Cash needed: $510,400
NOI: $6,258/yr
P&I: $11,731/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 | −$11,664/mo | -27.4% | $19,915/mo | −$11,716/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$11,210/mo | -26.4% | $18,433/mo | −$11,038/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 | −$10,949/mo | -25.7% | $18,005/mo | −$10,522/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.
REMOVE AND REPLACE 80 GALLON ELECTRIC HEAT PUMP WATER HEATER IN UTILITY ROOM. LIKE FOR LIKE SAME LOCAITON. — Replace Plumbing Fixtures(s)
(N) Concrete Pile & Grade Beam System For Proposed Deck Extension By Others. 11 Drilled Concrete Piers.
30A Dryer Circuit & 50A EV Circuit — New Circuits / Outlets, EV Charging Station
Water service replacement from the house to the water meter with 1 HDPE DR11 plastic water pipe with tracer wire. Building permit #B31395 expired 10/12/24. Need new permit for final inspection. — Replace Plumbing Fixtures(s)
(N) FLUSH MOUNTED 10.25 kW PV SYSTEM WITH (N) 20.0 kWh BATTERY STORAGE, GRID TIED MICROINVERTERS
Flat Roof Areas Only- Excludes Wood Shake and Copper Overhang Prepare existing surface to receive new roof. Apply 1 1/2 SPF with Silicone Coating. — ReRoofing; With Electronic Inspection
Upgrade 100amp main panel to 200 amp. No added loads. Keeping panel in same location as existing. — Service Upgrade
Installation of two ducted heat pumps connected to one outdoor multizone condenser. — Mechanical Appliance
Water service replacement from the house to the water meter with 1 HDPE DR11 plastic water pipe with tracer wire — Replace Plumbing Fixtures(s)
Replace failed 50 gal water heater with new 50 gal 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
0.39 acres
Assessor's classification for assessment purposes. This is not zoning.
517 PIXIE TRL
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 047-045-02. Assessed value is not market value.
Search by parcel number 047-045-02 (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.
| North HVAC Services | HVAC / heat pump | 1 on parcel1 in ½ mi | $28,730 | 0 vs 0 prior |
| Wedge Roofing | Roof replacement | 1 on parcel1 in ½ mi | $23,900 | 0 vs 0 prior |
| Fast Water Heater | HVAC / heat pump | 1 on parcel1 in ½ mi | $4,064 | 0 vs 0 prior |
| Owner Builder Recent nearby: 351 N Ferndale Ave (Sep 1, 2026) | Remodel / interior alteration | 34 in ½ mi | $5,554,300 | 226 vs 240 prior−6% |
| Owner Recent nearby: 408 Laverne Ave (Aug 29, 2025) | Remodel / interior alteration | 18 in ½ mi | $3,906,000 | 25 vs 15 prior+67% |
| Foley Built Recent nearby: 328 Ridgewood Ave (Dec 11, 2024) | Accessory dwelling unit (new or conversion) | 4 in ½ mi | $1,001,000 | 2 vs 3 prior |
| Tamalpais Construction Recent nearby: 311 Cape Ct (Sep 8, 2020) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $740,000 | 0 vs 2 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| EV chargerOn this parcel | 482 | 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.