Inverness 94937 · APN 109-300-07 · Unincorporated Marin
Zoned C-ARP-2 in Unincorporated Marin and mapped FEMA VE flood / CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,643,000 ($1,397,000–$1,889,000).
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Jan 16, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone VE: 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.
3 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
$1,643,000
Benchmark range: $1,397,000 – $1,889,000
New home at 490 Pierce Point Rd: Active in "Issued" for 9 yr (first record Nov 6, 2017) with no new permit activity recorded in 8.8 yr. High-impact scale (1 housing unit, $1,100,000 declared valuation across 2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,612/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-ARP-2 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 9 yr (first record Nov 6, 2017), with no completion or new permit record in 8.8 yr. · 1 unit · $1,100,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,404,932 in September 2025 to $1,463,402 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94937 (not a parcel appraisal)
Annual ZIP 94937 home-value index checkpoint
Changed from $1,486,491 in September 2024 to $1,404,932 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94937 (not a parcel appraisal)
Annual ZIP 94937 home-value index checkpoint
Changed from $1,453,486 in September 2023 to $1,486,491 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94937 (not a parcel appraisal)
Solar / battery storage permit application filed (B36717)
Current status: Issued
Install battery backups · Declared valuation: $14,000 · Contractor: Tesla Energy Operations Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B36717)
Recorded status: Issued
Install battery backups · Declared valuation: $14,000 · Contractor: Tesla Energy Operations Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94937 home-value index checkpoint
Changed from $1,535,486 in September 2022 to $1,453,486 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94937 (not a parcel appraisal)
Annual ZIP 94937 home-value index checkpoint
Changed from $1,425,191 in September 2021 to $1,535,486 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94937 (not a parcel appraisal)
Annual ZIP 94937 home-value index checkpoint
Changed from $1,196,115 in September 2020 to $1,425,191 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94937 (not a parcel appraisal)
Solar / battery storage permit issued (160007)
Recorded status: Issued
Rooftop Solar 4.6 K W - Express · Declared valuation: $14,162 · Contractor: Sun First Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (160007)
Current status: Issued
Rooftop Solar 4.6 K W - Express · Declared valuation: $14,162 · Contractor: Sun First Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Building permit reported to State HCD for 1 housing unit (157565)
Reported in 2018 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 (157565)
Recorded status: Issued
S F D; Decks; Demo & Repl T.D. 12/6/17 · Declared valuation: $1,100,000 · 1 housing unit · Contractor: Matarozzi/Pelsinger Builders
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (157566)
Recorded status: Issued
Workshop T.D. 12/6/17 · Declared valuation: $43,000 · Contractor: Matarozzi/Pelsinger Builders
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (157567)
Recorded status: Issued
Shed W/ Att Covered Outdoor Shower T.D. 12/6/17 · Declared valuation: $20,000 · Contractor: Matarozzi/Pelsinger Builders
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Demolition permit issued (157110)
Recorded status: Issued
Demo House (J#5e618) · Declared valuation: $12,000 · Contractor: Matarozzi/Pelsinger Builders
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 9 yr (first record Nov 6, 2017) with no new permit activity recorded in 8.8 yr. High-impact scale (1 housing unit, $1,100,000 declared valuation across 2 permits).
Issued after 17 mo (6.2× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Issued after 17 mo (6.2× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Issued after 17 mo (6.2× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Issued after 17 mo (6.2× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Issued after 17 mo (6.2× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Matarozzi Pelsinger Builders | General repair | 11 on parcel11 in ½ mi | $2,266,000 | 1 vs 2 prior |
| Sun First | Solar / battery storage | 1 on parcel1 in ½ mi | $14,162 | 0 vs 0 prior |
| Tesla Energy Operations | Solar / battery storage | 1 on parcel1 in ½ mi | $14,000 |
| 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 94937
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 ($16,450/yr) + local voter-approved bond debt ($2,468/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.
−$90,208/yr
Cash needed: $361,900
NOI: $9,608/yr
P&I: $8,318/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 | −$7,917/mo | -26.3% | $14,248/mo | −$7,935/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,475/mo | −$7,517/mo | -24.9% | $13,187/mo | −$7,338/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 | −$7,288/mo | -24.2% | $12,881/mo | −$6,884/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 unitsNov 6, 2017 – Jan 30, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Install battery backups
Rooftop Solar 4.6 K W - Express
Shed W/ Att Covered Outdoor Shower T.D. 12/6/17
Workshop T.D. 12/6/17
S F D; Decks; Demo & Repl T.D. 12/6/17
Demo House (J#5e618)
Ret Wall A As Indicated On Sheet L3.0***Expired
Ret Wall B As Indicated On Sheet L3.0***Expired
Ret Wall C As Indicated On Sheet L3.0***Expired
Ret Wall D As Indicated On Sheet L3.0***Expired
Ret Wall E As Indicated On Sheet L3.0 ***Expired
Det Work Shed***Superceded T.D. 1/6/16
Addn, Rmdl, Covered Porches, Decks T.D. 1/6/16 No Longer Active ***Superceded By New House Permit
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 |
|---|---|---|---|---|---|---|
| 2018 | —(157565) | SFD · Owner | — | 1 (Jan 30, 2018) | — | — |
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
1.01 acres
Assessor's classification for assessment purposes. This is not zoning.
490 PIERCE POINT RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 109-300-07. Assessed value is not market value.
Search by parcel number 109-300-07 (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.
| 159d(vs 205d prior) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| DemolitionOn this parcel | 130 | 11d | 55d | 106d | 261d | 80d(vs 56d 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) |
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.