Tomales 94971 · Tomales · APN 102-100-01 · Unincorporated Marin
Zoned C-ARP-5 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,443,000 ($1,270,000–$1,616,000).
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 21, 2025).
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.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
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.
24 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.
$1,443,000
Benchmark range: $1,270,000 – $1,616,000
New home at 21 Church St: Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New commercial building at 599 Dillon Beach Rd (0.17 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)
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 C-ARP-5 as agricultural, 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 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 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 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)
Solar / battery storage permit application filed (B44456)
Current status: Issued
Install new 2.61kW (6) panel roof mount PV solar system on existing detached garage. · Declared valuation: $14,436 · Contractor: Taylor Energy Systems Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B44456)
Recorded status: Issued
Install new 2.61kW (6) panel roof mount PV solar system on existing detached garage. · Declared valuation: $14,436 · Contractor: Taylor Energy Systems Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Building permit reported to State HCD for 1 housing unit (90196)
Reported in 2023 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Building permit reported to State HCD for 1 housing unit (90194)
Reported in 2023 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
New single-family home permit issued (174845)
Recorded status: Issued
New S F D · Declared valuation: $250,000 · 1 housing unit · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (174846)
Recorded status: Issued
New Garage · Declared valuation: $50,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (174847)
Recorded status: Issued
A D U · Declared valuation: $200,000 · 1 housing unit · Contractor: Owner/Builder
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 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 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).
Issued after 13 mo (1.9× the 204d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in Unincorporated Marin (median 204d, 75th pct 331d, n=298).
Issued after 13 mo (2.3× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
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 |
|---|---|---|---|---|
| Owner Builder | New single-family home | 3 on parcel11 in ½ mi | $1,203,000 | 226 vs 240 prior−6% |
| Taylor Energy | Solar / battery storage | 1 on parcel1 in ½ mi | $14,436 | 0 vs 0 prior |
| Ef Brett And Recent nearby: 599 Dillon Beach Rd (Mar 6, 2019) | Demolition | 3 in ½ mi |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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 |
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 ($14,450/yr) + local voter-approved bond debt ($2,168/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.
−$75,772/yr
Cash needed: $317,900
NOI: $11,908/yr
P&I: $7,307/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 | −$6,714/mo | -25.3% | $12,568/mo | −$6,716/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,475/mo | −$6,314/mo | -23.8% | $11,633/mo | −$6,119/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 | −$6,085/mo | -23.0% | $11,363/mo | −$5,665/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.
Issued1 unitsMar 11, 2022 – Aug 28, 2023
Issued1 unitsMar 11, 2022 – Aug 28, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Install new 2.61kW (6) panel roof mount PV solar system on existing detached garage.
A D U
New Garage
New S F D
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | —(90194) | SFD · Owner | 1 (Mar 11, 2022) | 1 (Aug 28, 2023) | — | — |
| 2023 | —(90196) | ADU · Renter | 1 (Mar 11, 2022) | 1 (Aug 28, 2023) | — | — |
| 2022 | —(90194) | SFD · Owner | 1 (Mar 11, 2022) | — | — | — |
| 2022 | —(90196) | ADU · Renter | 1 (Mar 11, 2022) | — | — | — |
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
13.07 acres
Assessor's classification for assessment purposes. This is not zoning.
21 CHURCH ST; 23 CHURCH ST
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 102-100-01. Assessed value is not market value.
Search by parcel number 102-100-01 (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.
| $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 |
| 159d(vs 205d prior) |
| Accessory dwelling unit (new or conversion)On this parcel | 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.