Mill Valley 94941 · Almonte · APN 052-247-01 · Unincorporated Marin
Zoned RCR-BFC in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $2,317,000 ($2,039,000–$2,595,000).
On-parcel permit history is indexed through Feb 28, 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)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Commercial tenant improvement (93005): Pending in review for 20 mo (4.2× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 1 projects.
1 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.
271 permits within ½ mile since November 2024
$2,317,000
Benchmark range: $2,039,000 – $2,595,000
Closest lead: 74 new homes at 825 Drake Ave (0.34 mi S, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,258/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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 RCR-BFC 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 12.6 yr (first record Mar 27, 2014), with no completion or new permit record in 12.6 yr. · $42,000 declared valuation
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 7.9 yr (first record Dec 10, 2018), with no completion or new permit record in 7.8 yr. · 1 unit · $40,000 declared valuation
Permit issued and active for 7.1 yr (first record Sep 24, 2019), with no completion or new permit record in 7.1 yr. · 1 unit · $4,200 declared valuation
Permit issued and active for 6.7 yr (first record Feb 19, 2020), with no completion or new permit record in 6.7 yr. · $16,900 declared valuation
Permit issued and active for 4.2 yr (first record Aug 29, 2022), with no completion or new permit record in 4.2 yr. · $12,000 declared valuation
Nearby plumbing / water heater / sewer (68 Seminary Cove Dr): First appeared in published agency feed
Record B48955 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (24 Gate 6 1/2): First appeared in published agency feed
Record B48906 · 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)
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)
Commercial tenant improvement permit application filed (93005)
Current status: Applied
T I - Structural Remodel To Core & Shell For (E) Commercial Building; Decks Includes Work From 90535 · Declared valuation: $1,475,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
2 Park Cir · $7,500 valuation
Records span Sep 6, 2023 to Oct 28, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94941 home-value index checkpoint
Changed from $2,038,275 in September 2023 to $2,042,452 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
Addition (adds square footage) permit application filed (92271)
Current status: Applied
T I: Remodel, Addition, & Raise 1st Flr; Decks **Withdrawn By Applicant;Bbw** · Declared valuation: $500,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
190 Donahue St · $70,000 valuation
Records span Jun 30, 2023 to Dec 7, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Commercial tenant improvement permit application filed (91598)
Current status: Applied
T I - Reinforce Interior Foundation & Shear Walls Of (E) Structure · Declared valuation: $185,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94941 home-value index checkpoint
Changed from $2,149,518 in September 2022 to $2,038,275 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
53 Buckelew St · 1 unit · $125,000 valuation
Records span Apr 7, 2023 to Jul 19, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
150 Donahue St · $25,000 valuation
Records span Apr 21, 2023 to Jun 16, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
825 Drake Ave · 74 units · $8,731,920 valuation
Records span Nov 30, 2020 to May 26, 2023 (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 →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).
Pending in review for 20 mo (4.2× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Pending in review for 2.4 yr (5.6× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Pending in review for 3.1 yr (7.6× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Pending in review for 4 yr (9.8× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Pending in review for 4 yr — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 738 parcels
Small prior baseline
City baseline: 16.4 / 1k
12 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Valley Foam | Roof replacement | 1 on parcel1 in ½ mi | $134,550 | 0 vs 0 prior |
| Sjm Partners | Windows / doors / siding | 1 on parcel1 in ½ mi | $58,000 | 0 vs 0 prior |
| Ga Higgins Recent nearby: 487 Sherwood Dr - Apt #207 (Mar 24, 2017) | Remodel / interior alteration | 22 in ½ mi | $235,600 |
| 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 ($23,150/yr) + local voter-approved bond debt ($3,473/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.
−$134,156/yr
Cash needed: $509,300
NOI: $6,315/yr
P&I: $11,706/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 | −$11,634/mo | -27.4% | $19,873/mo | −$11,685/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$11,180/mo | -26.3% | $18,394/mo | −$11,007/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 | −$10,919/mo | -25.7% | $17,967/mo | −$10,492/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.
T I - Structural Remodel To Core & Shell For (E) Commercial Building; Decks Includes Work From 90535
T I: Remodel, Addition, & Raise 1st Flr; Decks **Withdrawn By Applicant;Bbw**
T I - Reinforce Interior Foundation & Shear Walls Of (E) Structure
T I - Nonstructural Remodel (E) 2nd Flr Office
Remove Exisitng Single Pane Glass and Replace with Dual Pane Glass Units 20 - 4'0 x 4'0 and 6 - 4'0 x 4'0 Awning Windows. No Changes to Framing or Opening Size. Wood Glass Stops Replaced with Similar as Needed. — Non-structural Door/Window Replacement
Install 3 Rooftop H V A C Units
Clean roof surface, re-foam and coat roof — 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
2.11 acres
Assessor's classification for assessment purposes. This is not zoning.
220 REDWOOD HWY FRONTAGE RD; 240 REDWOOD HWY FRONTAGE RD; 242 REDWOOD HWY FRONTAGE RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 052-247-01. Assessed value is not market value.
Search by parcel number 052-247-01 (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.
| Owner Builder Recent nearby: 156 Shoreline Hwy (Aug 17, 2026) | Remodel / interior alteration | 19 in ½ mi | $3,772,600 | 226 vs 240 prior−6% |
| Owner Recent nearby: 290 Donahue St (Sep 14, 2021) | Remodel / interior alteration | 13 in ½ mi | $1,256,900 | 25 vs 15 prior+67% |
| Rods General Builders Recent nearby: 463 Sherwood Dr - Apt #202 (Mar 24, 2017) | Remodel / interior alteration | 13 in ½ mi | $136,700 | 0 vs 0 prior |
| Lek Enterprises Recent nearby: 214 Villa Garden Dr Units Bldg 218 A-E (May 1, 2019) | Remodel / interior alteration | 6 in ½ mi | $127,400 | 0 vs 11 prior−100% |
| Icon General Contractors Recent nearby: 190 Donahue St (Dec 7, 2023) | Commercial tenant improvement | 5 in ½ mi | $830,000 | 0 vs 2 prior |
| Chesapeake Finishing Recent nearby: 439 Sherwood Dr (Aug 3, 2017) | New garage / accessory structure | 5 in ½ mi | $440,000 | 0 vs 0 prior |
| Wci Gc Recent nearby: 100 Shoreline Hwy B (Nov 10, 2014) | Commercial tenant improvement | 3 in ½ mi | $1,305,000 | 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 improvementOn this parcel | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
| HVAC / heat pumpOn this parcel | 2,946 | 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.