Inverness 94937 · Inverness · APN 112-032-03 · Unincorporated Marin
Zoned C-R1-B4 in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,791,000 ($1,576,000–$2,006,000).
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 13, 2021).
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)
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: 2 permitted.
2 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.
25 permits within ½ mile since November 2024
$1,791,000
Benchmark range: $1,576,000 – $2,006,000
Other (154783): Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 115 Kehoe Way (0.33 mi S, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
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
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-R1-B4 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 13.2 yr (first record Sep 12, 2013), with no completion or new permit record in 12.8 yr. · 1 unit · $150,000 declared valuation
Permit issued and active for 13.2 yr (first record Sep 12, 2013), with no completion or new permit record in 11.8 yr. · 1 unit · $600,000 declared valuation
Permit issued and active for 13.1 yr (first record Oct 2, 2013), with no completion or new permit record in 11.7 yr. · 1 unit · $300,000 declared valuation
Permit issued and active for 11.8 yr (first record Feb 9, 2015), with no completion or new permit record in 11.5 yr. · 1 unit · $600,000 declared valuation
In "Applied" for 10.8 yr (since Feb 8, 2016), with no new permit record in 10.8 yr. · 1 unit · $908,000 declared valuation
Permit issued and active for 7.4 yr (first record Jun 12, 2019), with no completion or new permit record in 7 yr. · 1 unit · $549,000 declared valuation
Nearby remodel / interior alteration (385 Via De La Vista): First appeared in published agency feed
Record 182842 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (385 Via De La Vista): No longer present in latest agency feed
Record 94087 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
370 A Via De La Vista · 1 unit · $2,110,000 valuation
Records span Jun 26, 2023 to Oct 9, 2026 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
115 Camino Del Mar (Adu 115 A) · 1 unit · $83,000 valuation
Records span Jan 14, 2025 to Sep 8, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
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 (168143)
Recorded status: Issued
6.66 Kw Photovoltaic & Energy Storage System - Express · Declared valuation: $43,942 · Contractor: Simply Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (168143)
Current status: Issued
6.66 Kw Photovoltaic & Energy Storage System - Express · Declared valuation: $43,942 · Contractor: Simply Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (167695)
Recorded status: Issued
(60.1) 4.76 Kw Rooftop Photovoltaic System And Energy Storage System **7/16/21; Cancelled By Contractor; Bbw** · Declared valuation: $210,400 · Contractor: Tesla Energy
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit application filed (167695)
Current status: Issued
(60.1) 4.76 Kw Rooftop Photovoltaic System And Energy Storage System **7/16/21; Cancelled By Contractor; Bbw** · Declared valuation: $210,400 · Contractor: Tesla Energy
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B23286)
Current status: Issued
Tear off existing roof and replace with class A shingles. No structural changes. — ReRoofing · Declared valuation: $14,500 · Contractor: New Cap Roofing
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 →In "Applied" for 10.8 yr (since Feb 8, 2016), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $908,000 declared valuation across 2 permits).
Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
Active in "Issued" for 22 mo (first record Jan 14, 2025) with no new permit activity recorded in 14 mo.
Active in "Issued" for 7.4 yr (first record Jun 12, 2019) with no new permit activity recorded in 7 yr.
Active in "Issued" for 13.2 yr (first record Sep 12, 2013) with no new permit activity recorded in 12.8 yr.
Active in "Issued" for 11.8 yr (first record Feb 9, 2015) with no new permit activity recorded in 11.5 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,390 parcels
Small prior baseline
City baseline: 16.4 / 1k
9 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder | New garage / accessory structure | 1 on parcel7 in ½ mi | $1,835,000 | 226 vs 240 prior−6% |
| Owner | Remodel / interior alteration | 3 on parcel7 in ½ mi | $297,000 | 25 vs 15 prior+67% |
| Tesla Energy | Solar / battery storage | 1 on parcel |
| 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 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 ($17,900/yr) + local voter-approved bond debt ($2,685/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.
−$100,674/yr
Cash needed: $393,800
NOI: $7,941/yr
P&I: $9,051/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 | −$8,789/mo | -26.8% | $15,465/mo | −$8,818/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,475/mo | −$8,389/mo | -25.6% | $14,314/mo | −$8,222/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 | −$8,160/mo | -24.9% | $13,982/mo | −$7,768/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.
6.66 Kw Photovoltaic & Energy Storage System - Express
(60.1) 4.76 Kw Rooftop Photovoltaic System And Energy Storage System **7/16/21; Cancelled By Contractor; Bbw**
Tear off existing roof and replace with class A shingles. No structural changes. — ReRoofing
Change from gas stove for an Electric Induction Stove. The labor of the change out provided by the owner. Install a new circuit breaker and wire from the electric panel to the stove. The owner is a registered professional engineer in the state of California and the electrical wire size and breaker installed per code. — Replace Circuits / Outlets
Project entails replacement of old propane air furnace with new electric heat pump system that will be powered by renewable solar energy. Type of system is Mitsubishi Electric City Multi system Model PUMY-P36NKMU1-BS (Seacoast option). To be purchased and installed by owner. — Mechanical Appliance
Install a EV charging station on the Southwest Corner of the garage — EV Charging Station
Deck T.D. 2/22/17
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
0.52 acres
Assessor's classification for assessment purposes. This is not zoning.
120 CAMINO DEL MAR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 112-032-03. Assessed value is not market value.
Search by parcel number 112-032-03 (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.
| $210,400 |
| 0 vs 0 prior |
| Simply Solar | Solar / battery storage | 1 on parcel1 in ½ mi | $43,942 | 0 vs 0 prior |
| New Cap Roofing | Roof replacement | 1 on parcel1 in ½ mi | $14,500 | 0 vs 0 prior |
| Rodoni Construction Recent nearby: 350 Via De La Vista (Feb 23, 2015) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $425,000 | 0 vs 0 prior |
| Jigsaw Construction Recent nearby: 370 A Via De La Vista (Oct 9, 2026) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $2,461,000 | 2 vs 1 prior |
| Jg Lino Construction Recent nearby: 385 Via De La Vista (Oct 28, 2026) | Addition (adds square footage) | 2 in ½ mi | $1,125,000 | 5 vs 2 prior |
| Watters Construction Recent nearby: 115 Camino Del Mar (Adu 115 A) (Sep 8, 2025) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $93,000 | 0 vs 0 prior |
| Dotto Construction Recent nearby: 40 Pine Crest (Jul 20, 2023) | New garage / accessory structure | 1 in ½ mi | $649,949 | 1 vs 9 prior−89% |
| 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 |
| EV chargerOn this parcel | 482 | 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.