Tomales 94971 · Tomales · APN 102-090-15 · Unincorporated Marin
Zoned C-CP in Unincorporated Marin and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,373,000 ($1,208,000–$1,538,000).
On-parcel permit history is indexed through Apr 19, 2017, 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 A: 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)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
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 permitted.
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.
19 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.
$1,373,000
Benchmark range: $1,208,000 – $1,538,000
Source: CAL FIRE FHSZ (map Apr 1, 2024)
Closest lead: New commercial building at 599 Dillon Beach Rd (0.44 mi NW, 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 (~$1,353/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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.
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 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 C-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 10.3 yr (first record Jul 14, 2016), with no completion or new permit record in 10.2 yr. · 1 unit · $175,000 declared valuation
Permit issued and active for 8.1 yr (first record Oct 9, 2018), with no completion or new permit record in 7.7 yr. · $6,662,000 declared valuation
Permit issued and active for 4.4 yr (first record Jun 10, 2022), with no completion or new permit record in 4.3 yr. · $27,500 declared valuation
Permit issued and active for 4.7 yr (first record Mar 11, 2022), with no completion or new permit record in 3.2 yr. · 1 unit · $250,000 declared valuation
Permit issued and active for 4.7 yr (first record Mar 11, 2022), with no completion or new permit record in 3.2 yr. · 1 unit · $200,000 declared valuation
Permit issued and active for 5.2 yr (first record Sep 17, 2021), with no completion or new permit record in 2.6 yr. · 1 unit · $364,500 declared valuation
Nearby plumbing / water heater / sewer (11 Church St): First appeared in published agency feed
Record B49045 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby hvac / heat pump (108 Valley Ave): First appeared in published agency feed
Record B48893 · 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 $1,001,898 in September 2025 to $1,093,355 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94971 (not a parcel appraisal)
100 John St · 1 unit · $279,650 valuation
Records span Dec 22, 2025 to May 12, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94971 home-value index checkpoint
Changed from $1,055,163 in September 2024 to $1,001,898 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94971 (not a parcel appraisal)
Annual ZIP 94971 home-value index checkpoint
Changed from $1,065,842 in September 2023 to $1,055,163 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94971 (not a parcel appraisal)
15 Carrie St · 1 unit · $364,500 valuation
Records span Sep 17, 2021 to Mar 22, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94971 home-value index checkpoint
Changed from $1,121,409 in September 2022 to $1,065,842 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94971 (not a parcel appraisal)
21 Church St · 1 unit · $250,000 valuation
Records span Mar 11, 2022 to Aug 28, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
23 Church St (Aka 21) · 1 unit · $200,000 valuation
Records span Mar 11, 2022 to Aug 28, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94971 home-value index checkpoint
Changed from $1,098,063 in September 2021 to $1,121,409 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94971 (not a parcel appraisal)
100 Bay Rd · $27,500 valuation
Records span Jun 10, 2022 to Aug 8, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94971 home-value index checkpoint
Changed from $882,208 in September 2020 to $1,098,063 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94971 (not a parcel appraisal)
256 Second St · 1 unit · $460,000 valuation
Records span Oct 3, 2018 to Apr 12, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
599 Dillon Beach Rd · $6,662,000 valuation
Records span Oct 9, 2018 to Mar 6, 2019 (2 permits).
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 8.1 yr (first record Oct 9, 2018) with no new permit activity recorded in 7.7 yr. High-impact scale ($6,662,000 declared valuation across 2 permits).
Active in "Issued" for 4.4 yr (first record Jun 10, 2022) with no new permit activity recorded in 4.3 yr.
Active in "Issued" for 10.3 yr (first record Jul 14, 2016) with no new permit activity recorded in 10.2 yr.
Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
Active in "Issued" for 5.2 yr (first record Sep 17, 2021) with no new permit activity recorded in 2.6 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Shepherd Electric | Electrical / panel | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Owner Builder Recent nearby: 27000 State Route 1 (Adu 27000a) (Sep 16, 2024) | New single-family home | 11 in ½ mi | $1,203,000 | 226 vs 240 prior−6% |
| Ef Brett And Recent nearby: 599 Dillon Beach Rd (Mar 6, 2019) | Demolition |
| 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 94971
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 ($13,750/yr) + local voter-approved bond debt ($2,063/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.
−$70,720/yr
Cash needed: $302,500
NOI: $12,713/yr
P&I: $6,953/mo
For $0/mo net cash flow
At $3,475/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 | $3,197/mo | −$6,293/mo | -25.0% | $11,981/mo | −$6,289/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,475/mo | −$5,893/mo | -23.4% | $11,089/mo | −$5,693/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,684/mo | −$5,664/mo | -22.5% | $10,832/mo | −$5,239/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.
Change weathered main panel. No upgrade straight swap for existing 200 amp panel. — Service Upgrade
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
0.59 acres
Assessor's classification for assessment purposes. This is not zoning.
3985 TOMALES PETALUMA RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 102-090-15. Assessed value is not market value.
Search by parcel number 102-090-15 (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.
| 3 in ½ mi |
| $6,739,891 |
| 0 vs 0 prior |
| Owner Recent nearby: 280 Dillon Beach Rd (Jul 10, 2019) | New garage / accessory structure | 3 in ½ mi | $63,300 | 25 vs 15 prior+67% |
| Morita Construction Recent nearby: 256 Second St (Feb 26, 2019) | New single-family home | 1 in ½ mi | $460,000 | 0 vs 0 prior |
| Cohan Structures Recent nearby: 100 John St (May 12, 2026) | Accessory dwelling unit (new or conversion) | 1 in ½ mi | $279,650 | 6 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) |
| 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.