Mill Valley 94941 · Tamalpais · APN 049-203-05 · 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 $2,321,000 ($2,042,000–$2,600,000).
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 29,534 sq ft lot. Local precedent is active with 2 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 (5 total permits, latest Dec 19, 2024).
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.
$2,321,000
Benchmark range: $2,042,000 – $2,600,000
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)
Remodel / interior alteration (91950): Pending in review for 2.7 yr (11.9× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Accessory dwelling unit at 403 Marin Ave (adu 403a) (0.16 mi N, 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: 1 homes completed, 10 permitted, 9 proposed or in review; 1 demolition.
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.
498 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.
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
Permit issued and active for 8.2 yr (first record Sep 5, 2018), with no completion or new permit record in 8 yr. · 1 unit · $759,000 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
Permit issued and active for 7.7 yr (first record Mar 14, 2019), with no completion or new permit record in 7.5 yr. · 1 unit · $750,000 declared valuation
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 remodel / interior alteration (303 Dawn Ct): Description text was updated
Record 94638 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (303 Dawn Ct): First appeared in published agency feed
Record 94638 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (359 Durant Way): Contractor changed from (blank) to BOLT DOWN THE BAY AREA
Record 182828 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (358 Starling Rd): First appeared in published agency feed
Record B49046 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (341 Durant Way): First appeared in published agency feed
Record B49036 · 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 roof replacement (330 Tennessee Ave): First appeared in published agency feed
Record B49023 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Record 94571 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (402 Countyview Dr): First appeared in published agency feed
Record 94624 · 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
Nearby plumbing / water heater / sewer (343 Durant Way): First appeared in published agency feed
Record B48846 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Record 94571 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (359 Durant Way): First appeared in published agency feed
Record 182828 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (359 Durant Way): No longer present in latest agency feed
Record 94342 · 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 →Pending in review for 2.7 yr (11.9× 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 2.9 yr (first record Dec 21, 2023) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
Active in "Issued" for 7.7 yr (first record Mar 14, 2019) with no new permit activity recorded in 7.5 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 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 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).
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 |
|---|---|---|---|---|
| Sun Solar Electric | Solar / battery storage | 1 on parcel1 in ½ mi | $58,940 | 0 vs 0 prior |
| Capstone Roofing | Roof replacement | 1 on parcel1 in ½ mi | $17,400 | 0 vs 0 prior |
| Arrow Deck And Construction | General repair | 1 on parcel1 in ½ mi | $6,000 | 1 |
| 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.
Installation of rooftop PV Solar System & Battery: (6) Telsa Mid Circuit Interrupter, (17) REC PV Modules, (1) Telsa Powerwall 3 Battery/Inverter, (1) Tesla Powerwall 3 Expansion Battery, (1) Tesla Backup Switch, (2) Siemens ESS Disconnect
Remodel & Conversion; Decks & Stairs
FURNACE REPLACEMENT — Replace Mechanical Appliance
Repl Railings On Deck And Some Boards T.D. 8/10/16
REROOF — 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
0.68 acres
Assessor's classification for assessment purposes. This is not zoning.
477 GREEN GLEN WAY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 049-203-05. Assessed value is not market value.
Search by parcel number 049-203-05 (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.
| Dickson | HVAC / heat pump | 1 on parcel1 in ½ mi | $4,050 | 0 vs 0 prior |
| Owner Builder Recent nearby: 312 Dolan Ave (Oct 16, 2026) | Remodel / interior alteration | 79 in ½ mi | $9,352,524 | 226 vs 240 prior−6% |
| Owner Recent nearby: 722 Alta Vista Rd (Jun 17, 2025) | Remodel / interior alteration | 41 in ½ mi | $2,941,194 | 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 |
| Green Bay Remodeling Recent nearby: 301 Via Recodo (Mar 6, 2024) | Remodel / interior alteration | 6 in ½ mi | $280,000 | 5 vs 5 prior |
| Philip Kline Gen Cont Recent nearby: 318 Via Recodo (Mar 13, 2019) | Remodel / interior alteration | 6 in ½ mi | $229,000 | 0 vs 0 prior |
| 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 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.