Mill Valley 94941 · Tamalpais · APN 052-560-08 · Unincorporated Marin
Zoned RMP-0.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,257,000 ($1,986,000–$2,528,000).
Zone RMP-0.5 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 23, 2021).
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.
$2,257,000
Benchmark range: $1,986,000 – $2,528,000
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)
Closest lead: New home at 535 Tennessee Valley Rd (adu 531) (0.12 mi SW, 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 (~$2,200/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: 3 permitted, 4 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.
385 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 RMP-0.5 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 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
In "Applied" for 7.4 yr (since Jun 25, 2019), with no new permit record in 7.4 yr. · 1 unit · $120,000 declared valuation
Permit issued and active for 6.1 yr (first record Oct 13, 2020), with no completion or new permit record in 5.8 yr. · 1 unit · $150,000 declared valuation
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 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 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 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
Record 94571 · 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
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 roof replacement (385 Countyview Dr): First appeared in published agency feed
Record B48891 · 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
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 6 yr (first record Oct 29, 2020) with no new permit activity recorded in 4 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
Active in "Issued" for 11.7 yr (first record Feb 17, 2015) with no new permit activity recorded in 11.2 yr. High-impact scale ($3,938,400 declared valuation across 3 permits).
In "Applied" for 5.2 yr (since Sep 3, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 7.4 yr (since Jun 25, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Issued" for 5.1 yr (first record Oct 7, 2021) with no new permit activity recorded in 4.8 yr.
Active in "Applied" for 9.6 yr (first record Mar 20, 2017) with no new permit activity recorded in 9.6 yr.
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 |
|---|---|---|---|---|
| Sunrun Installation Service | Electrical / panel | 2 on parcel2 in ½ mi | $53,000 | 0 vs 0 prior |
| Hayes And Assoc Const | New garage / accessory structure | 1 on parcel1 in ½ mi | $200,000 | 0 vs 0 prior |
| Able Roofing | Roof replacement | 1 on parcel1 in ½ mi | $20,810 |
| 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) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
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 ($22,550/yr) + local voter-approved bond debt ($3,383/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.
−$129,825/yr
Cash needed: $496,100
NOI: $7,005/yr
P&I: $11,403/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 | −$11,273/mo | -27.3% | $19,369/mo | −$11,320/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$10,819/mo | -26.2% | $17,928/mo | −$10,642/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 | −$10,558/mo | -25.5% | $17,511/mo | −$10,126/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.
REMOVE AND REPLACE CLASS A COMP SHINGLE ROOF. — ReRoofing; With Electronic Inspection
Tear off all existing roofing down to the wood decking and haul away. Remove all protruding fasteners and sweep roof deck clean. Inspect the roofing decking for any dry rot. If present we shall advise cost to replace on a time and materials basis only. Install new plumbing collars and heater vents. Nail over the entire roof area, 1-layer of 30 lb asphalt saturated felt. The felt is to be installed starting at the lower edge of the roof and overlapping each other at 2’’ on the upper edge 6’’ on the ends. Install Gaf timberline 30 year Class “A” fire rated shingles according to the manufacturers specifications. All shingles shall be installed with nails (no staples). We shall issue manufacturer’s written warranty upon completion and payment on the roof. Install new starter and bleeder strips around the perimeter of the roof. Install new hip and ridge shingles at all required locations. During the course of this work ALPHA ROOFING shall maintain the work area safe and orderly manner. All waste material shall be contained in one area as much as possible and removed from job site when work is completed. — ReRoofing
Main Panel Upgrade 200a
7.4kw Rooftop Photovoltaic & Energy Storage System
Add Kit Nook; Rmdl Kit, Interior Stairs, Closet; Add Cover To Deck; Elect In Other Areas; Ext 2 Step Stair
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
0.39 acres
Assessor's classification for assessment purposes. This is not zoning.
405 TENNESSEE GLEN WAY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 052-560-08. Assessed value is not market value.
Search by parcel number 052-560-08 (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.
| Alpha Roofing | Roof replacement | 1 on parcel1 in ½ mi | $19,565 | 0 vs 0 prior |
| Owner Builder Recent nearby: 312 Dolan Ave (Oct 16, 2026) | Remodel / interior alteration | 37 in ½ mi | $4,315,543 | 226 vs 240 prior−6% |
| Owner Recent nearby: 302 Starling Rd (Apr 10, 2025) | Remodel / interior alteration | 27 in ½ mi | $1,480,925 | 25 vs 15 prior+67% |
| Ga Higgins Recent nearby: 428 Sherwood Dr - Apt #204 (Mar 24, 2017) | Remodel / interior alteration | 16 in ½ mi | $172,000 | 0 vs 0 prior |
| Rods General Builders Recent nearby: 475 Sherwood Dr - Apt #202 (Mar 24, 2017) | Remodel / interior alteration | 9 in ½ mi | $93,900 | 0 vs 0 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 |
| 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% |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d 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) |
| Solar / battery storageOn this parcel | 2,977 | 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.