Mill Valley 94941 · Homestead · APN 048-012-27 · Unincorporated Marin
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,354,000 ($2,072,000–$2,636,000).
Zone R1-B1 allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Jan 24, 2022).
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.
$2,354,000
Benchmark range: $2,072,000 – $2,636,000
Zone AE: 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)
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 home at 124 Reed St: Active in "Issued" for 12.6 yr (first record Mar 27, 2014) with no new permit activity recorded in 12 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 204 Reed St (0.13 mi SW, 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)
Since November 2024 within ½ mile: 4 homes completed, 9 permitted, 3 proposed or in review; 3 demolitions.
19 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.
407 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 12.6 yr (first record Mar 27, 2014), with no completion or new permit record in 12 yr. · 1 unit · $650,000 declared valuation
Permit issued and active for 5.4 yr (first record Jun 9, 2021), with no completion or new permit record in 5.4 yr. · 9 units
Permit issued and active for 5.2 yr (first record Aug 27, 2021), with no completion or new permit record in 5.2 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 15, 2021), with no new permit record in 5 yr. · 1 unit
In "Applied" for 5.2 yr (since Sep 7, 2021), with no new permit record in 4.9 yr. · 1 unit · $200,000 declared valuation
In "Applied" for 4.7 yr (since Feb 15, 2022), with no new permit record in 4.7 yr.
Nearby accessory dwelling unit (new or conversion) (100 Loring Ave): First appeared in published agency feed
Record 182935 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby general repair (100 Loring Ave): First appeared in published agency feed
Record 182934 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (1217 Waterview Dr): First appeared in published agency feed
Record 94643 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby general repair (100 Loring Ave): No longer present in latest agency feed
Record 94068 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Record 93891 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (250 Loring Ave): First appeared in published agency feed
Record B48929 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (63 California Ave): First appeared in published agency feed
Record B49068 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (908 Vernal Way): First appeared in published agency feed
Record B49065 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (910 W California Ave): First appeared in published agency feed
Record B49064 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (1212 El Cide Ct): First appeared in published agency feed
Record B49060 · 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 roof replacement (905 Greenhill Rd): First appeared in published agency feed
Record B48983 · 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)
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)
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 →Active in "Issued" for 12.6 yr (first record Mar 27, 2014) with no new permit activity recorded in 12 yr.
Pending in review for 5.5 yr (24.3× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Active in "Issued" for 4.3 yr (first record Aug 5, 2022) with no new permit activity recorded in 3.5 yr. High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
Active in "Issued" for 3.1 yr (first record Oct 12, 2023) with no new permit activity recorded in 2.6 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
Active in "Issued" for 3.9 yr (first record Dec 15, 2022) with no new permit activity recorded in 2.5 yr. High-impact scale (1 housing unit, $1,375,000 declared valuation across 1 permit).
Active in "Issued" for 5.4 yr (first record Jun 9, 2021) with no new permit activity recorded in 5.4 yr. High-impact scale (9 housing units across 0 permits).
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 | 2 on parcel70 in ½ mi | $10,107,582 | 226 vs 240 prior−6% |
| Owner | Remodel / interior alteration | 1 on parcel34 in ½ mi | $2,308,500 | 25 vs 15 prior+67% |
| Spellbound Construction | Addition (adds square footage) | 5 on parcel |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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 |
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 ($23,550/yr) + local voter-approved bond debt ($3,533/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.
−$137,043/yr
Cash needed: $518,100
NOI: $5,855/yr
P&I: $11,908/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 | −$11,874/mo | -27.5% | $20,209/mo | −$11,929/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$11,420/mo | -26.5% | $18,705/mo | −$11,251/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 | −$11,160/mo | -25.8% | $18,270/mo | −$10,736/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.
Issued1 unitsMar 27, 2014 – Oct 30, 2014
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
INSTALLIN 2-(N) TESLA POWERWALL II BATTERY BACKUP, 1 - 225A/200A UGRADED MSP (N)MAIN SERVICE PANEL TO BE CONNECTED WITH A (E) 5.78 kW (AC),7.32 (DC) kW PHOTOVOLTAIC SYSTEM, ROOF MOUNTED.
Interior Remodel Of Casita T.D. 5/14/21
Remodel; Conv Part Of Garage Understory To Uncond Yoga Studio
Energy Storage System
Construct Pool Equipment Shed Building Permit ***Cancelled 9/8-16
Install Pool And Spa With Cover T.D. 8/19/15
6.4kw Roof Mounted Photovoltaic - Express
Ret Walls ( For Tracking 70382) ***Expired
New Garage With Yoga Studio T.D. 6/23/14
New Garden Studio T.D. 6/23/14
Demo & Build New Single Family Dwelling T.D. 6/23/14
Demo In Prep For New House (Tracking 70382)J#4j025
Demo Pool
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
0.45 acres
Assessor's classification for assessment purposes. This is not zoning.
124 REED ST
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 048-012-27. Assessed value is not market value.
Search by parcel number 048-012-27 (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.
| $913,000 |
| 2 vs 1 prior |
| Semper Solaris | Solar / battery storage | 1 on parcel1 in ½ mi | $30,000 | 0 vs 0 prior |
| Semper Solaris Construction | Solar / battery storage | 1 on parcel1 in ½ mi | $28,000 | 0 vs 0 prior |
| Sun Light And Power | Solar / battery storage | 1 on parcel1 in ½ mi | $17,500 | 0 vs 0 prior |
| Tamalpais Construction Recent nearby: 20 Morning Sun Ave (Nov 3, 2022) | Remodel / interior alteration | 6 in ½ mi | $985,000 | 0 vs 2 prior |
| Ignacio Camarillo Reyes Recent nearby: 99 Montford Ave (May 24, 2022) | Remodel / interior alteration | 5 in ½ mi | $1,424,000 | 0 vs 2 prior |
| Foley Built Recent nearby: 328 Ridgewood Ave (Dec 11, 2024) | Addition (adds square footage) | 5 in ½ mi | $1,351,000 | 2 vs 3 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 |
| 159d(vs 205d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| DemolitionOn this parcel | 130 | 11d | 55d | 106d | 261d | 80d(vs 56d prior) |
| Addition (adds square footage)On this parcel | 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) |
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.