Marshall 94940 · East Shore · APN 104-180-14 · Unincorporated Marin
Zoned C-RSP-0.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,774,000 ($1,561,000–$1,987,000).
Zone C-RSP-0.5 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 29, 2026).
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
16 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.
$1,774,000
Benchmark range: $1,561,000 – $1,987,000
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 22495 State Route (60 ft W, 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 (~$1,738/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 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 C-RSP-0.5 as single-family 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 5.8 yr (first record Jan 7, 2021), with no completion or new permit record in 5.6 yr. · $10,000 declared valuation
Permit issued and active for 5.1 yr (first record Sep 23, 2021), with no completion or new permit record in 3.6 yr. · 1 unit · $2,853,304 declared valuation
Permit issued and active for 5.6 yr (first record Apr 1, 2021), with no completion or new permit record in 2.3 yr. · 1 unit · $200,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,395,020 in September 2025 to $1,537,070 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94940 (not a parcel appraisal)
Electrical / panel permit issued (B47333)
Recorded status: Issued
Service Upgrade · Declared valuation: $4,200 · Contractor: Edwin Alvarenga
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B47333)
Current status: Issued
Service Upgrade · Declared valuation: $4,200 · Contractor: Edwin Alvarenga
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94940 home-value index checkpoint
Changed from $1,501,578 in September 2024 to $1,395,020 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94940 (not a parcel appraisal)
New garage / accessory structure permit issued (179572)
Recorded status: Issued
New Garage For Boat, R V, & Car Above (2) 5000 Gal Rainwater Cisterns · Declared valuation: $325,000 · Contractor: Gray Shape Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (B42280)
Current status: Issued
Roof-mount PV 9.66kW DC (7.98kW AC) and ESS 30.0kWh AC · Declared valuation: $61,805 · Contractor: Vital Energy Solutions Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B42280)
Recorded status: Issued
Roof-mount PV 9.66kW DC (7.98kW AC) and ESS 30.0kWh AC · Declared valuation: $61,805 · Contractor: Vital Energy Solutions Llc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (179572)
Current status: Issued
New Garage For Boat, R V, & Car Above (2) 5000 Gal Rainwater Cisterns · Declared valuation: $325,000 · Contractor: Gray Shape Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94940 home-value index checkpoint
Changed from $1,502,586 in September 2023 to $1,501,578 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94940 (not a parcel appraisal)
22667 State Route · 1 unit · $200,000 valuation
Records span Apr 1, 2021 to Jul 12, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94940 home-value index checkpoint
Changed from $1,639,285 in September 2022 to $1,502,586 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94940 (not a parcel appraisal)
22495 State Route · 1 unit · $2,853,304 valuation
Records span Sep 23, 2021 to Mar 27, 2023 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94940 home-value index checkpoint
Changed from $1,589,431 in September 2021 to $1,639,285 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94940 (not a parcel appraisal)
Annual ZIP 94940 home-value index checkpoint
Changed from $1,350,105 in September 2020 to $1,589,431 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94940 (not a parcel appraisal)
22553 State Route · $10,000 valuation
Records span Jan 7, 2021 to Apr 9, 2021 (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 5.1 yr (first record Sep 23, 2021) with no new permit activity recorded in 3.6 yr. High-impact scale (1 housing unit, $2,853,304 declared valuation across 2 permits).
Active in "Issued" for 5.8 yr (first record Jan 7, 2021) with no new permit activity recorded in 5.6 yr.
Active in "Issued" for 5.6 yr (first record Apr 1, 2021) with no new permit activity recorded in 2.3 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Gray Shape | New garage / accessory structure | 1 on parcel1 in ½ mi | $325,000 | 0 vs 0 prior |
| Vital Energy Solutions | Solar / battery storage | 1 on parcel1 in ½ mi | $61,805 | 0 vs 0 prior |
| Tesla Energy | Electrical / panel | 1 on parcel1 in ½ mi | $7,000 | 0 |
| 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 94940
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 ($17,750/yr) + local voter-approved bond debt ($2,663/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.
−$104,003/yr
Cash needed: $390,500
NOI: $3,701/yr
P&I: $8,975/mo
For $0/mo net cash flow
At $3,000/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 | $2,760/mo | −$9,012/mo | -27.7% | $15,339/mo | −$9,059/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$8,667/mo | -26.6% | $14,198/mo | −$8,544/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,180/mo | −$8,469/mo | -26.0% | $13,868/mo | −$8,153/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.
Service Upgrade
New Garage For Boat, R V, & Car Above (2) 5000 Gal Rainwater Cisterns
Roof-mount PV 9.66kW DC (7.98kW AC) and ESS 30.0kWh AC
Battery Backup System -Express
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
0.63 acres
Assessor's classification for assessment purposes. This is not zoning.
22485 STATE ROUTE 1
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 104-180-14. Assessed value is not market value.
Search by parcel number 104-180-14 (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.
| Edwin Alvarenga | Electrical / panel | 1 on parcel1 in ½ mi | $4,200 | 0 vs 0 prior |
| Fairweather And Associates Recent nearby: 22495 State Route 1 (Mar 27, 2023) | Demolition | 2 in ½ mi | $2,863,304 | 0 vs 3 prior |
| Owner Builder Recent nearby: 22667 State Route 1 (Sep 10, 2024) | Addition (adds square footage) | 2 in ½ mi | $260,000 | 226 vs 240 prior−6% |
| 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.