Tomales 94971 · Dillon Beach · APN 104-040-25 · Unincorporated Marin
Zoned C-APZ-60 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,239,000 ($1,090,000–$1,388,000).
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 8, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
about 99% 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
1 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
$1,239,000
Benchmark range: $1,090,000 – $1,388,000
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,225/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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 C-APZ-60 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.
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)
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)
Windows / doors / siding permit application filed (B43782)
Current status: Issued
1.Remove existing trim on walls. 2. Install James Hardie weather barrier on walls. 2.install James Hardie lap siding on home of 3300 sq feet. — Siding Replacement · Declared valuation: $68,160 · Contractor: Gvd Renovations Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (B43782)
Recorded status: Issued
1.Remove existing trim on walls. 2. Install James Hardie weather barrier on walls. 2.install James Hardie lap siding on home of 3300 sq feet. — Siding Replacement · Declared valuation: $68,160 · Contractor: Gvd Renovations Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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)
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)
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)
HVAC / heat pump permit issued (168448)
Recorded status: Issued
Fire Pl Insert, Gas · Declared valuation: $8,669 · Contractor: Safe & Warm Chimney Service
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (168056)
Recorded status: Issued
Energy Storage System - Express · Declared valuation: $10,500 · Contractor: Solar Optimum Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (168056)
Current status: Issued
Energy Storage System - Express · Declared valuation: $10,500 · Contractor: Solar Optimum Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B25127)
Current status: Issued
1). Drain, remove and dispose of existing electric tank water heater. 2). Run propane line to tankless location under house. 3). Reconfigure existing waters for tankless installation. 4). Supply and install new Navien NPE240A* tankless water heater with service flush kit. 5). Run vent horizontally to exterior. 6). Supply and install condensate pump to discharge outside. — New Plumbing Fixture(s) · Declared valuation: $6,550 · Contractor: Roman'S Plumbing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B25127)
Recorded status: Issued
1). Drain, remove and dispose of existing electric tank water heater. 2). Run propane line to tankless location under house. 3). Reconfigure existing waters for tankless installation. 4). Supply and install new Navien NPE240A* tankless water heater with service flush kit. 5). Run vent horizontally to exterior. 6). Supply and install condensate pump to discharge outside. — New Plumbing Fixture(s) · Declared valuation: $6,550 · Contractor: Roman'S Plumbing 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 →No active projects on this parcel or within ½ mile currently exceed empirical 75th-percentile review-time thresholds or high-scale alerts.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Gvd Renovations | Windows / doors / siding | 1 on parcel1 in ½ mi | $68,160 | 0 vs 0 prior |
| Solar Optimum | Solar / battery storage | 1 on parcel1 in ½ mi | $10,500 | 0 vs 0 prior |
| Safe And Warm Chimney Service | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,669 | 0 vs 0 prior |
| Romans Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $6,550 | 0 vs 0 prior |
| 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 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 ($12,400/yr) + local voter-approved bond debt ($1,860/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.
−$60,976/yr
Cash needed: $272,800
NOI: $14,266/yr
P&I: $6,270/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 | −$5,481/mo | -24.1% | $10,847/mo | −$5,467/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,475/mo | −$5,081/mo | -22.4% | $10,040/mo | −$4,870/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 | −$4,852/mo | -21.3% | $9,807/mo | −$4,416/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.
1.Remove existing trim on walls. 2. Install James Hardie weather barrier on walls. 2.install James Hardie lap siding on home of 3300 sq feet. — Siding Replacement
Fire Pl Insert, Gas
Energy Storage System - Express
1). Drain, remove and dispose of existing electric tank water heater. 2). Run propane line to tankless location under house. 3). Reconfigure existing waters for tankless installation. 4). Supply and install new Navien NPE240A* tankless water heater with service flush kit. 5). Run vent horizontally to exterior. 6). Supply and install condensate pump to discharge outside. — New Plumbing Fixture(s)
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
46.65 acres
Assessor's classification for assessment purposes. This is not zoning.
3225 DILLON BEACH RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 104-040-25. Assessed value is not market value.
Search by parcel number 104-040-25 (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.
| 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 |
| 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.