Mill Valley 94941 · Tamalpais · APN 049-212-26 · Unincorporated Marin
Zoned R1-B1 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 $2,150,000 ($1,892,000–$2,408,000).
Zoned R1-B1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,845 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
On-parcel permit history is indexed through Oct 16, 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. 16.3 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.
$2,150,000
Benchmark range: $1,892,000 – $2,408,000
about 18% 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: Accessory dwelling unit at 875 Marin Dr (0.1 mi E, 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 (~$2,098/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: 5 permitted, 2 proposed or in review; 1 demolition.
8 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.
182 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 14, 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 14, 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 yr (first record Nov 12, 2014), with no completion or new permit record in 11.6 yr. · 1 unit · $525,000 declared valuation
Permit issued and active for 10.1 yr (first record Sep 20, 2016), with no completion or new permit record in 10.1 yr. · $17,000 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 6.1 yr (first record Oct 21, 2020), with no completion or new permit record in 5.8 yr. · 1 unit · $200,000 declared valuation
In "Applied" for 5.7 yr (since Feb 16, 2021), with no new permit record in 5.7 yr. · 1 unit · $100,000 declared valuation
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
Record 92083 · 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 plumbing / water heater / sewer (895 Autumn Ln): First appeared in published agency feed
Record B48916 · 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)
759 Marin Dr · 1 unit · $210,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
704 Cabin Dr · $1,000 valuation
Records span Jan 14, 2026 to Apr 24, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Roof replacement permit application filed (B44399)
Current status: Issued
Tear off and replace comp roofing 12sq 7/12 pitch. No resheet. — ReRoofing · Declared valuation: $12,000 · Contractor: Northbay Roofing & Gutters Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B44399)
Recorded status: Issued
Tear off and replace comp roofing 12sq 7/12 pitch. No resheet. — ReRoofing · Declared valuation: $12,000 · Contractor: Northbay Roofing & Gutters Inc
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)
731 Bay Rd · 1 unit · $955,000 valuation
Records span May 12, 2025 to Aug 20, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
446 W Live Oak Dr (Adu 446a) · 1 unit · $25,000 valuation
Records span Apr 2, 2024 to Jun 18, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
469 W Live Oak Dr (Aka 461) · 1 unit · $980,000 valuation
Records span Oct 22, 2020 to Jan 14, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
467 W Live Oak Dr (Aka 461a) · 1 unit · $100,000 valuation
Records span Jan 6, 2021 to Jan 14, 2025 (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 →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.
Active in "Issued" for 4.2 yr (first record Sep 19, 2022) with no new permit activity recorded in 3.3 yr. High-impact scale (1 housing unit, $1,006,000 declared valuation across 1 permit).
Active in "Issued" for 4.9 yr (first record Dec 13, 2021) with no new permit activity recorded in 4.7 yr. High-impact scale (1 housing unit, $850,000 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).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,439 parcels
−7.7% YoY
City baseline: 16.3 / 1k
50 in trailing 24m
Includes 16 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Northbay Roofing And Gutters | Roof replacement | 1 on parcel1 in ½ mi | $12,000 | 0 vs 0 prior |
| Owner Builder Recent nearby: 642 Northern Ave (Oct 19, 2026) | Remodel / interior alteration | 29 in ½ mi | $4,130,965 | 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 | 210d(vs 276d 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 ($24,735/yr) + local voter-approved bond debt ($3,710/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$119,100/yr
Cash needed: $553,875
NOI: $34,371/yr
P&I: $12,789/mo
For $0/mo net cash flow
At $7,225/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 | $6,647/mo | −$10,755/mo | -23.3% | $21,660/mo | −$10,687/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $7,225/mo | −$9,925/mo | -21.5% | $20,048/mo | −$9,447/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $7,659/mo | −$9,448/mo | -20.5% | $19,582/mo | −$8,504/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.
Tear off and replace comp roofing 12sq 7/12 pitch. No resheet. — ReRoofing
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 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 14, 2026
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
856 MARIN DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 049-212-26. Assessed value is not market value.
Search by parcel number 049-212-26 (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.
| 13 in ½ mi |
| $608,694 |
| 25 vs 15 prior+67% |
| Yonts Construction Recent nearby: 610 Wanda Ln (Jul 17, 2019) | Addition (adds square footage) | 3 in ½ mi | $428,500 | 1 vs 1 prior |
| Spellbound Construction Recent nearby: 891 Marin Dr (Jan 13, 2025) | Addition (adds square footage) | 3 in ½ mi | $205,000 | 2 vs 1 prior |
| Bunnell Builders Recent nearby: 632 Northern Ave (Jun 29, 2018) | Demolition | 2 in ½ mi | $1,225,000 | 0 vs 0 prior |
| Robert Kennedy Construction Recent nearby: 469 W Live Oak Dr (Aka 461) (Jan 14, 2025) | New single-family home | 2 in ½ mi | $1,080,000 | 0 vs 0 prior |
| Eco Valley Construction Merged: ECO VALLEY CONSTRUCTION · ECO-VALLEY CONSTRUCTION Recent nearby: 731 Bay Rd (Aug 20, 2025) | New single-family home | 2 in ½ mi | $985,000 | 1 vs 0 prior |
| Rossetti And Sons Constr Recent nearby: 842 Autumn Ln (Jun 10, 2022) | Addition (adds square footage) | 2 in ½ mi | $960,000 | 0 vs 0 prior |
| Fig Construction Recent nearby: 649 Northern Ave (Mar 16, 2022) | Demolition | 2 in ½ mi | $451,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d 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.