Mill Valley 94941 · Homestead · APN 047-125-19 · Unincorporated Marin
Zoned R1-B1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,584,000 ($2,274,000–$2,894,000).
Zoned R1-B1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 22,956 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
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Jul 31, 2026).
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.
$2,584,000
Benchmark range: $2,274,000 – $2,894,000
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)
New garage / accessory structure (182282): Issued after 17 mo (3.2× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,514/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 7 homes completed, 10 permitted, 2 proposed or in review; 2 demolitions.
21 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.
228 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-B1 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 4.3 yr (first record Jul 11, 2022), with no completion or new permit record in 4.3 yr. · 1 unit
In "Entitled" for 4.3 yr (since Jul 11, 2022), with no new permit record in 4.3 yr. · 1 unit
In "Entitled" for 4.2 yr (since Aug 23, 2022), with no new permit record in 4.2 yr. · 1 unit
Permit issued and active for 4.1 yr (first record Oct 6, 2022), with no completion or new permit record in 4.1 yr. · 1 unit
In "Entitled" for 4.1 yr (since Oct 19, 2022), with no new permit record in 4.1 yr. · 1 unit
Permit issued and active for 4.8 yr (first record Feb 9, 2022), with no completion or new permit record in 4.1 yr. · 1 unit · $300,000 declared valuation
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 (201 Hawthorne Ave): Description text was updated
Record B48724 · 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)
200 Chapman Rd (200 A - Adu) · 1 unit · $440,000 valuation
Records span Dec 30, 2025 to Sep 2, 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)
General repair permit issued (182280)
Recorded status: Issued
Concrete Retaining Walls With Stone Facing; Stone Retaining Walls; Stone & Wood Wall · Declared valuation: $150,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit issued (182281)
Recorded status: Issued
Railings At Concrete Stairs · Declared valuation: $5,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (182282)
Recorded status: Issued
Gable Roof Covered Gate Entrryways · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit issued (182283)
Recorded status: Issued
Wood Wall Near Parking Area · Declared valuation: $10,000 · Contractor: Owner/Builder
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)
Solar / battery storage permit application filed (B45208)
Current status: Issued
Residential roof mounted solar PV and energy storage system installation. Equipment includes (12) JA Solar JAM54D41-440/MB PV Modules, (1) Tesla PowerWall 3 battery & (1) Tesla Backup Switch. · Declared valuation: $48,235 · Contractor: Luminalt Energy Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B45208)
Recorded status: Issued
Residential roof mounted solar PV and energy storage system installation. Equipment includes (12) JA Solar JAM54D41-440/MB PV Modules, (1) Tesla PowerWall 3 battery & (1) Tesla Backup Switch. · Declared valuation: $48,235 · Contractor: Luminalt Energy Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit application filed (182283)
Current status: Issued
Wood Wall Near Parking Area · Declared valuation: $10,000 · Contractor: Owner/Builder
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 →Issued after 17 mo (3.2× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
Issued after 17 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Issued after 17 mo (6.3× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Pending in review for 21 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Pending in review for 21 mo (7.5× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Pending in review for 21 mo (7.5× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
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 |
|---|---|---|---|---|
| Owner Builder | Remodel / interior alteration | 5 on parcel49 in ½ mi | $8,488,250 | 226 vs 240 prior−6% |
| Luminalt Energy | Solar / battery storage | 1 on parcel1 in ½ mi | $48,235 | 0 vs 0 prior |
| Quevedo Roofing | Roof replacement | 1 on parcel1 in ½ mi | $24,640 |
| 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 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 ($25,850/yr) + local voter-approved bond debt ($3,878/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.
−$153,644/yr
Cash needed: $568,700
NOI: $3,210/yr
P&I: $13,071/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 | −$13,258/mo | -28.0% | $22,140/mo | −$13,331/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$12,804/mo | -27.0% | $20,492/mo | −$12,653/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 | −$12,543/mo | -26.5% | $20,016/mo | −$12,137/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.
Wood Wall Near Parking Area
Gable Roof Covered Gate Entrryways
Railings At Concrete Stairs
Concrete Retaining Walls With Stone Facing; Stone Retaining Walls; Stone & Wood Wall
Residential roof mounted solar PV and energy storage system installation. Equipment includes (12) JA Solar JAM54D41-440/MB PV Modules, (1) Tesla PowerWall 3 battery & (1) Tesla Backup Switch.
Remodel & Addition; Decks; Siding; Doors & Windows
Railings At Concrete Stairs Superfluous Permit Kp
Stone And Wood Wall Superfluous Permit Kp
Stone Retaining Walls Superfluous Permit Kp
Reroofing asphalt shingles — ReRoofing
Replace existing tankless with a tankless water heater in existing location — 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
0.53 acres
Assessor's classification for assessment purposes. This is not zoning.
323 SEYMOUR LN
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 047-125-19. Assessed value is not market value.
Search by parcel number 047-125-19 (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 |
| William Gotelli Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $6,734 | 0 vs 0 prior |
| Owner Recent nearby: 351 Melrose Ave (Sep 18, 2025) | Remodel / interior alteration | 20 in ½ mi | $4,379,000 | 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 |
| Spellbound Construction Recent nearby: 124 Reed St (Oct 30, 2014) | Addition (adds square footage) | 4 in ½ mi | $873,000 | 2 vs 1 prior |
| Tamalpais Construction Recent nearby: 307 Rydal Ave (Sep 30, 2021) | Remodel / interior alteration | 4 in ½ mi | $840,000 | 0 vs 2 prior |
| Philip Kline Gen Cont Recent nearby: 206 Hawthorne Ave (Dec 5, 2016) | Remodel / interior alteration | 4 in ½ mi | $223,000 | 0 vs 0 prior |
| Ignacio Camarillo Reyes Recent nearby: 99 Montford Ave (May 24, 2022) | Remodel / interior alteration | 3 in ½ mi | $1,350,000 | 0 vs 2 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage)On this parcel | 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.