Marshall 94940 · East Shore · APN 106-050-11 · Unincorporated Marin
Zoned C-VCR in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,576,000 ($1,387,000–$1,765,000).
Zone C-VCR allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Oct 2, 2023, 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 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.
No permit activity recorded within ½ mile.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 13, 2026
$1,576,000
Benchmark range: $1,387,000 – $1,765,000
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)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,548/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-VCR as mixed use, 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 $1,395,020 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)
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)
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)
Roof replacement permit application filed (B35617)
Current status: Issued
Partial Re-Roof Main Building- Remove existing roof down to sheathing. Prepare existing sheathing for new roof. Install shingles. — ReRoofing; With Electronic Inspection · Declared valuation: $9,800 · Contractor: Wedge Roofing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B35617)
Recorded status: Issued
Partial Re-Roof Main Building- Remove existing roof down to sheathing. Prepare existing sheathing for new roof. Install shingles. — ReRoofing; With Electronic Inspection · Declared valuation: $9,800 · Contractor: Wedge Roofing Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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)
Commercial tenant improvement permit issued (169423)
Recorded status: Issued
T.I. Boathouse · Declared valuation: $3,600 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit issued (169312)
Recorded status: Issued
T I Oyster Bar B B Q Area - Hood, New Wall, Finishes · Declared valuation: $16,900 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit application filed (169312)
Current status: Issued
T I Oyster Bar B B Q Area - Hood, New Wall, Finishes · Declared valuation: $16,900 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit application filed (169423)
Current status: Issued
T.I. Boathouse · Declared valuation: $3,600 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit issued (164543)
Recorded status: Issued
Install Walk In Refg, Dedicated Circut To Walk In,Prep Sink, Hand Sink, Floor Sink, Ice Maker, Water Dispenser, Tankless Wtr Htr T.D. 10/24/19 · Declared valuation: $22,500
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Commercial tenant improvement permit application filed (164543)
Current status: Issued
Install Walk In Refg, Dedicated Circut To Walk In,Prep Sink, Hand Sink, Floor Sink, Ice Maker, Water Dispenser, Tankless Wtr Htr T.D. 10/24/19 · Declared valuation: $22,500
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 |
|---|---|---|---|---|
| Owner Builder | Commercial tenant improvement | 2 on parcel2 in ½ mi | $20,500 | 226 vs 240 prior−6% |
| Wedge Roofing | Roof replacement | 1 on parcel1 in ½ mi | $9,800 | 0 vs 0 prior |
| Trainor Commercial Construction Recent nearby: 18861 State Route 1 A K A 18863 (Jul 19, 2018) | Commercial tenant improvement | 4 in ½ mi | $395,000 | 0 vs 0 prior |
| John Philip Berg Recent nearby: 18876 State Route 1 (Sep 25, 2023) | New garage / accessory structure | 1 in ½ mi | $700,000 | 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 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 ($15,750/yr) + local voter-approved bond debt ($2,363/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.
−$89,567/yr
Cash needed: $346,500
NOI: $6,002/yr
P&I: $7,964/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 | −$7,809/mo | -27.0% | $13,660/mo | −$7,840/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$7,464/mo | -25.8% | $12,643/mo | −$7,325/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 | −$7,266/mo | -25.2% | $12,350/mo | −$6,934/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.
Partial Re-Roof Main Building- Remove existing roof down to sheathing. Prepare existing sheathing for new roof. Install shingles. — ReRoofing; With Electronic Inspection
T.I. Boathouse
T I Oyster Bar B B Q Area - Hood, New Wall, Finishes
Install Walk In Refg, Dedicated Circut To Walk In,Prep Sink, Hand Sink, Floor Sink, Ice Maker, Water Dispenser, Tankless Wtr Htr T.D. 10/24/19
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
2.47 acres
Assessor's classification for assessment purposes. This is not zoning.
19225 SHORELINE HWY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 106-050-11. Assessed value is not market value.
Search by parcel number 106-050-11 (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 improvementOn this parcel | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 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.