Mill Valley 94941 · Tamalpais · APN 049-101-12 · Unincorporated Marin
Zoned RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,128,000 ($1,873,000–$2,383,000).
Zone RA-B2 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
On-parcel permit history is indexed through Oct 6, 2025, 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)
50 substantial renovation & housing permits over 24 months (20.5 per 1,000 parcels vs. 16.4 citywide baseline) (#3 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Tamalpais)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$2,128,000
Benchmark range: $1,873,000 – $2,383,000
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 Mar 24, 2025)
Closest lead: Accessory dwelling unit at 875 Marin Dr (0.43 mi SW, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,077/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: 10 permitted, 8 proposed or in review; 1 demolition.
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.
475 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 RA-B2 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 10.2 yr (first record Aug 15, 2016), with no completion or new permit record in 9.9 yr. · 1 unit · $900,000 declared valuation
Permit issued and active for 9.5 yr (first record May 22, 2017), with no completion or new permit record in 8.8 yr. · 1 unit · $98,700 declared valuation
Permit issued and active for 10.4 yr (first record Jun 23, 2016), with no completion or new permit record in 8.7 yr. · 1 unit · $275,000 declared valuation
Permit issued and active for 9.4 yr (first record Jun 12, 2017), with no completion or new permit record in 8.4 yr. · 1 unit · $750,000 declared valuation
In "Applied" for 7.8 yr (since Jan 23, 2019), with no new permit record in 7.8 yr. · $5,000 declared valuation
Permit issued and active for 7.5 yr (first record May 14, 2019), with no completion or new permit record in 7.5 yr. · $10,000 declared valuation
Nearby other (4 Leo Ln): First appeared in published agency feed
Record B49100 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (403 Marin Ave): First appeared in published agency feed
Record B49090 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby accessory dwelling unit (new or conversion) (3 Leo Ln (Aka 3 A)): First appeared in published agency feed
Record 182940 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (529 Brookline Way): First appeared in published agency feed
Record B49083 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (4 Leo Ln): First appeared in published agency feed
Record B49080 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (1075 Erica Rd): First appeared in published agency feed
Record B49072 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Record 94306 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (879 Marin Dr): First appeared in published agency feed
Record B49031 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (875 Marin Dr): First appeared in published agency feed
Record 182861 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (386 Pinehill Rd): First appeared in published agency feed
Record B48997 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Record 92083 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (552 Shoreline Hwy): First appeared in published agency feed
Record B48968 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby windows / doors / siding (875 Chamberlain Ct): First appeared in published agency feed
Record B48958 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (675 Northern Ave): First appeared in published agency feed
Record B48943 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (546 Fairview Ave): First appeared in published agency feed
Record B48831 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff 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 2.6 yr (since Apr 11, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). Record changed to "updated" in snapshot Nov 4, 2026.
In "Applied" for 3.3 yr (since Aug 10, 2023), 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, $975,000 declared valuation across 1 permit).
Active in "Issued" for 18 mo (first record May 12, 2025) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $955,000 declared valuation across 1 permit).
Active in "Issued" for 9.4 yr (first record Jun 12, 2017) with no new permit activity recorded in 8.4 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Active in "Issued" for 6.1 yr (first record Oct 22, 2020) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $980,000 declared valuation across 1 permit).
Active in "Issued" for 3.3 yr (first record Jul 19, 2023) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $1,183,700 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,439 parcels
−7.7% YoY
City baseline: 16.4 / 1k
50 in trailing 24m
Includes 16 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Elm Roofing Contractors | Roof replacement | 1 on parcel1 in ½ mi | $22,125 | 0 vs 0 prior |
| Owner Builder Recent nearby: 642 Northern Ave (Oct 19, 2026) | Remodel / interior alteration | 80 in ½ mi | $8,086,058 | 226 vs 240 prior−6% |
| Owner Recent nearby: 722 Alta Vista Rd (Jun 17, 2025) | Remodel / interior alteration |
| 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 ($21,300/yr) + local voter-approved bond debt ($3,195/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.
−$120,803/yr
Cash needed: $468,600
NOI: $8,443/yr
P&I: $10,770/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 | −$10,521/mo | -26.9% | $18,320/mo | −$10,558/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$10,067/mo | -25.8% | $16,956/mo | −$9,880/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 | −$9,806/mo | -25.1% | $16,563/mo | −$9,364/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.
Modified bitumen Certeenteed 20 Years Warranty- Full Roof Replacement Remove and dispose of the existing roof system down to the deck, including all old membranes, flashings, and related debris. Install CertainTeed Glasbase Base Sheet over the prepared deck surface, mechanically fastened or adhered per manufacturer’s specifications. Install CertainTeed Flintlastic STA Smooth Interply using , torch application as per the product data sheet and project requirements. Install CertainTeed Flintlastic GTA Granule Cap Sheet as the final layer of the modified bitumen system, using torch application to bond to the interply membrane — ReRoofing
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
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
525 PINEO AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 049-101-12. Assessed value is not market value.
Search by parcel number 049-101-12 (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.
| 42 in ½ mi |
| $2,616,694 |
| 25 vs 15 prior+67% |
| International Building Investment Recent nearby: 396 Pine Hill Rd #37 (May 31, 2017) | Remodel / interior alteration | 12 in ½ mi | $173,200 | 0 vs 0 prior |
| Leon Construction Recent nearby: 396 Pinehill Rd #10 (Sep 9, 2014) | Remodel / interior alteration | 7 in ½ mi | $224,000 | 0 vs 0 prior |
| Barton Design And Constuction Recent nearby: 406 Wendy Way (Oct 21, 2022) | Addition (adds square footage) | 6 in ½ mi | $1,525,000 | 0 vs 0 prior |
| Yonts Construction Recent nearby: 549 Browning St (Jul 19, 2023) | Remodel / interior alteration | 6 in ½ mi | $603,500 | 1 vs 1 prior |
| Green Bay Remodeling Recent nearby: 803 Everest Ct (Jan 7, 2026) | Remodel / interior alteration | 5 in ½ mi | $148,600 | 5 vs 5 prior |
| Lamperti Contracting And Design Recent nearby: 380 Tennessee Ave (Oct 14, 2022) | Remodel / interior alteration | 4 in ½ mi | $271,400 | 2 vs 7 prior |
| Hunts Construction Partnership Recent nearby: 368 Shoreline Hwy (Aug 26, 2020) | Remodel / interior alteration | 4 in ½ mi | $145,000 | 0 vs 0 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) |
| 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.