Mill Valley 94941 · Tamalpais · APN 052-062-30 · Unincorporated Marin
Zoned RMP-10 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,143,000 ($1,886,000–$2,400,000).
Zone RMP-10 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (33 total permits, latest Nov 14, 2025).
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.
$2,143,000
Benchmark range: $1,886,000 – $2,400,000
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)
Windows / doors / siding (162954): Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: 74 new homes at 825 Drake Ave (0.41 mi SE, 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 permitted, 1 proposed or in review; 1 demolition.
7 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.
388 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 RMP-10 as multifamily 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 12.1 yr (first record Oct 2, 2014), with no completion or new permit record in 11.8 yr. · $110,000 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 9.6 yr (since Mar 20, 2017), with no new permit record in 9.6 yr. · $250,000 declared valuation
Permit issued and active for 9.6 yr (first record Mar 28, 2017), with no completion or new permit record in 9.6 yr. · $250 declared valuation
Permit issued and active for 9.6 yr (first record Apr 11, 2017), with no completion or new permit record in 9.6 yr. · $45,000 declared valuation
Permit issued and active for 9 yr (first record Nov 1, 2017), with no completion or new permit record in 8.8 yr. · 1 unit · $250,000 declared valuation
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 plumbing / water heater / sewer (400 Tennessee Glen Way): First appeared in published agency feed
Record B49038 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (301 Tennessee Valley Rd): First appeared in published agency feed
Record B49005 · 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 windows / doors / siding (220 Cardinal Rd): First appeared in published agency feed
Record B48903 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (354 Starling Rd): First appeared in published agency feed
Record B48885 · 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)
156 Shoreline Hwy · $2,059,500 valuation
Records span Dec 30, 2024 to Aug 17, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
251 Marin Ave · 1 unit · $260,000 valuation
Records span Oct 28, 2025 to Jun 29, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
215 Gibson Ave · 1 unit · $225,000 valuation
Records span Jul 15, 2025 to Dec 22, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
General repair permit issued (180484)
Recorded status: Issued
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C · Declared valuation: $44,444 · Contractor: International Building Investment Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit issued (180485)
Recorded status: Issued
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C · Declared valuation: $44,444 · Contractor: International Building Investment Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit issued (180486)
Recorded status: Issued
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C · Declared valuation: $44,444 · Contractor: International Building Investment Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit issued (180487)
Recorded status: Issued
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C · Declared valuation: $44,444 · Contractor: International Building Investment Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit issued (180488)
Recorded status: Issued
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C · Declared valuation: $44,444 · Contractor: International Building Investment Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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 5.9 yr (first record Nov 30, 2020) with no new permit activity recorded in 3.5 yr. High-impact scale (74 housing units, $8,731,920 declared valuation across 1 permit).
Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
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 |
|---|---|---|---|---|
| International Building Investment | General repair | 10 on parcel10 in ½ mi | $409,996 | 0 vs 0 prior |
| Lek Enterprises | Remodel / interior alteration | 6 on parcel6 in ½ mi | $127,400 | 0 vs 11 prior−100% |
| Lamond Merged: LAMOND CO · LAMOND COMPANY INC | General repair | 2 on parcel |
| 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 ($21,450/yr) + local voter-approved bond debt ($3,218/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.
−$121,885/yr
Cash needed: $471,900
NOI: $8,270/yr
P&I: $10,846/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 | −$10,611/mo | -27.0% | $18,446/mo | −$10,649/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$10,157/mo | -25.8% | $17,073/mo | −$9,971/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 | −$9,897/mo | -25.2% | $16,676/mo | −$9,456/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.
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C
Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C
Install a roof to ground level poly-tarp debris chute for tear off phase. Tear off existing roofing membrane to the polywood deck and properly dispose of the debri. Inspect the existing roof deck for any dry rot. Rip the existing curb and install EPS insulation board as needed to provide positive drainage to gutters. All insulation board stock shall be mechanically fastened with eight screws/plates per top sheet. Install 1/4 Densdeck or versasheild as requird by the city to achieve a Class A fire rating. Install 60 Mil Duro-last singleply roofing with all corners, pipe boots, vent flashings, perimeter edge nosing and membrane vents. Install a new 24 Gauge GSM Bondorized chimney cap. Apply two coats of exterior grade DTM paint at a rate of 1 gal per 250sf color to match existing as close as possible. Clean up job and any debris that may still remain. — ReRoofing
Replace Deck; Repair Dry Rot At Bldg Facade
upgrade main panel to 200A w/5 socket meter — Service Upgrade
upgrade main panel to 200A w/6 socket meter — Service Upgrade
Stairs, Railings, & Balcony & Siding/Stucco T.D. 7/8/19
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
8.56 acres
Assessor's classification for assessment purposes. This is not zoning.
204 VILLA GARDEN DR; 204 VILLA GARDEN DR APT A; 204 VILLA GARDEN DR APT B
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 052-062-30. Assessed value is not market value.
Search by parcel number 052-062-30 (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.
| $11,500 |
| 0 vs 0 prior |
| Up Grade Electric | Electrical / panel | 2 on parcel2 in ½ mi | $11,500 | 0 vs 0 prior |
| Rain Defense | Roof replacement | 1 on parcel1 in ½ mi | $34,858 | 0 vs 0 prior |
| Owner Builder Recent nearby: 312 Dolan Ave (Oct 16, 2026) | Remodel / interior alteration | 36 in ½ mi | $7,147,710 | 226 vs 240 prior−6% |
| Owner Recent nearby: 302 Starling Rd (Apr 10, 2025) | Remodel / interior alteration | 33 in ½ mi | $1,744,225 | 25 vs 15 prior+67% |
| Ga Higgins Recent nearby: 415 Sherwood Dr #204 (Mar 24, 2017) | Remodel / interior alteration | 22 in ½ mi | $235,600 | 0 vs 0 prior |
| Rods General Builders Recent nearby: 439 Sherwood Dr - Apt #305 (Mar 24, 2017) | Remodel / interior alteration | 13 in ½ mi | $136,700 | 0 vs 0 prior |
| Chesapeake Finishing Recent nearby: 427 Sherwood Dr (Aug 3, 2017) | New garage / accessory structure | 5 in ½ mi | $440,000 | 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) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
| Electrical / panelOn this parcel | 3,019 | 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.
Stairs, Railings, & Balcony & Siding/Stucco T.D. 7/8/19
Stairs, Railings, & Balcony & Siding/Stucco T.D. 7/8/19
Stairs, Railings, & Balcony & Siding/Stucco T.D. 7/8/19
Stairs, Railings, & Balcony & Siding/Stucco T.D. 7/8/19
Stairs, Railings, & Balcony & Siding/Stucco T.D. 7/8/19
Stairs, Railings, & Balcony & Siding/Stucco T.D. 7/8/19 Chg Of Contr For All Permits @ This Addr 8/6/20
Stairs, Railings, & Balcony & Siding/Stucco T.D. 7/8/19
Stairs, Railings, & Balcony & Siding/Stucco T.D. 7/8/19
Enclose New W/D. - Express
Enclose New W/D. - Express
Add Washer & Dryer To Closet
Add Washer & Dryer To Closet
Add Washer & Dryer To Closet
Add Washer And Dryer To Closet
Add Washer And Dryer To Closet
Add Washer And Dryer To Closet
Add Washer & Dryer To Closet
Window Replacements — Non-structural Door/Window Replacement
Pool Equip Shed Repair