Mill Valley 94941 · Almonte · APN 051-095-08 · Unincorporated Marin
Zoned CP in Unincorporated Marin and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,060,000 ($1,813,000–$2,307,000).
On-parcel permit history is indexed through Dec 28, 2023, 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)
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)
Closest lead: New home at 51 Loring Ave (0.45 mi NW, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$2,060,000
Benchmark range: $1,813,000 – $2,307,000
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,012/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, 5 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
12 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.
344 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 CP as commercial, 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 13 yr (first record Oct 28, 2013), with no completion or new permit record in 12.1 yr. · 1 unit · $600,000 declared valuation
Permit issued and active for 12 yr (first record Nov 6, 2014), with no completion or new permit record in 11.9 yr. · 1 unit · $500,000 declared valuation
Permit issued and active for 11.7 yr (first record Feb 17, 2015), with no completion or new permit record in 11.2 yr. · $3,938,400 declared valuation
In "Applied" for 10.8 yr (since Jan 19, 2016), with no new permit record in 10.8 yr. · 1 unit · $980,000 declared valuation
Permit issued and active for 12.4 yr (first record Jun 23, 2014), with no completion or new permit record in 10.5 yr. · 1 unit · $550,000 declared valuation
Permit issued and active for 11.2 yr (first record Aug 31, 2015), with no completion or new permit record in 10.3 yr. · 1 unit · $750,000 declared valuation
Nearby windows / doors / siding (188 Stanford Ave): First appeared in published agency feed
Record 94650 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (149 Morning Sun Ave): First appeared in published agency feed
Record 94645 · 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) (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 roof replacement (250 Morning Sun Ave): First appeared in published agency feed
Record B49077 · 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 accessory dwelling unit (new or conversion) (254 Cleveland Ave): First appeared in published agency feed
Record 94629 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (141 Morning Sun Ave): Description text was updated
Record B48902 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (240 Perry St): First appeared in published agency feed
Record B48926 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (254 Shoreline Hwy): First appeared in published agency feed
Record B48920 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (211 Cleveland Ave): First appeared in published agency feed
Record B48909 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (141 Morning Sun Ave): First appeared in published agency feed
Record B48902 · 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 10.8 yr (since Jan 19, 2016), 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, $980,000 declared valuation across 1 permit).
Active in "Issued" for 4.8 yr (first record Jan 19, 2022) with no new permit activity recorded in 3.4 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
Active in "Issued" for 8.1 yr (first record Oct 15, 2018) with no new permit activity recorded in 7.8 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 3 permits).
Active in "Issued" for 11.9 yr (first record Dec 23, 2014) with no new permit activity recorded in 10 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 1 permit).
Active in "Issued" for 9.7 yr (first record Feb 21, 2017) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $875,000 declared valuation across 1 permit).
Active in "Issued" for 23 mo (first record Dec 26, 2024) with no new permit activity recorded in 18 mo. High-impact scale ($6,500,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 738 parcels
Small prior baseline
City baseline: 16.3 / 1k
12 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Marin Home Remodeling | Electrical / panel | 1 on parcel1 in ½ mi | $12,000 | 2 vs 2 prior |
| Raven Heating And Air Conditioning | HVAC / heat pump | 1 on parcel1 in ½ mi | $5,500 | 0 vs 0 prior |
| Owner Builder Recent nearby: 100 Loring Ave (Nov 10, 2026) | Remodel / interior alteration | 68 in ½ mi | $6,931,130 |
| 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 ($20,600/yr) + local voter-approved bond debt ($3,090/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
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.
−$114,430/yr
Cash needed: $453,200
NOI: $10,568/yr
P&I: $10,416/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 | −$9,990/mo | -26.5% | $17,578/mo | −$10,010/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$9,536/mo | -25.2% | $16,270/mo | −$9,332/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 | −$9,275/mo | -24.6% | $15,892/mo | −$8,816/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.
Replace central heating furnace in same location — Replace Mechanical Appliance
Repair Framing Dmg; Replace Elec Meter; Reattach Garage Door; Repair Stucco
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
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
104 WISTERIA WAY; 104 WISTERIA WAY APT 1; 104 WISTERIA WAY APT 2
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 051-095-08. Assessed value is not market value.
Search by parcel number 051-095-08 (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.
| 226 vs 240 prior−6% |
| Owner Recent nearby: 230 Perry St (Sep 26, 2024) | Remodel / interior alteration | 33 in ½ mi | $1,658,700 | 25 vs 15 prior+67% |
| Miette Recent nearby: 210 California Ave (Jul 23, 2020) | Remodel / interior alteration | 6 in ½ mi | $953,000 | 0 vs 0 prior |
| Juan Calmell Recent nearby: 167 Lavender Ln (And 169) (Sep 16, 2015) | Remodel / interior alteration | 5 in ½ mi | $686,450 | 0 vs 0 prior |
| Salgo Constructions Recent nearby: 291 Morning Sun Ave (Jan 23, 2019) | Remodel / interior alteration | 4 in ½ mi | $111,500 | 0 vs 0 prior |
| Slatter Construction Recent nearby: 201 Flamingo Rd (A.K.A. 205) (Aug 27, 2015) | New commercial / non-residential building | 3 in ½ mi | $6,978,400 | 0 vs 0 prior |
| Nafius Construction Service Recent nearby: 334 Dolan Ave (Nov 26, 2018) | New garage / accessory structure | 3 in ½ mi | $1,034,000 | 0 vs 0 prior |
| J Brown Construction Recent nearby: 150 Stadium Ave (Jun 7, 2022) | Remodel / interior alteration | 3 in ½ mi | $290,000 | 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) |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
| Electrical / panelOn this parcel | 3,020 | 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.