3 Kehoe Way

Inverness 94937 · Inverness · APN 112-092-03 · Unincorporated Marin

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 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.

36 permits within ½ mile since October 2024

New construction6 · 1 unit
Adds housing (ADU)1 · 1 unit
Additions & renovations4
Building systems23
Other2

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.

Explore projects on the map →Explore sales & prices →

Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$1,727,000

Benchmark range: $1,520,000 – $1,934,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor's property search

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 94937 Zillow ZHVI ($1,463,402, September 2026) + 30% Inverness ACS median ($1,881,304); $1,588,773
2. Parcel & lot adjustment (1.08×): Single-family lot (16,117 sq ft, +7.9% lot-size adjustment vs 6,000 sq ft standard lot); +$125,591
3. Documented permitted improvements: +$13,090 from documented permits (1 remodel); +$13,090

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Possible, with conditions

Zoned C-RSP-0.5 (single-family residential): state law allows ADUs where homes are allowed.
Very High Fire Hazard Severity Zone covers all of the lot: cities may limit ADUs here for fire safety and evacuation.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Possible, with conditions

Zoned C-RSP-0.5, a single-family residential zone.
Very High Fire Hazard Severity Zone (State responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Possible, with conditions

Zoned C-RSP-0.5, a single-family residential zone.
The lot is 16,117 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Very High Fire Hazard Severity Zone (State responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Very High Fire Hazard Severity Zone (State Responsibility Area), all of the lot · effective Apr 1, 2024
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06041C0230E, effective August 15, 2017. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

Accessory dwelling unit (new or conversion)1

See them on the map →

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 Oct 30, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of C-RSP-0.5 as single-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

22 events · 5 slow/stalled projects

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.

Slow-moving or stalled projects (5)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledNew home at 103 Via De La VistaIssued
0.24 mi W
Permit issued and active for 13.1 yr (first record Sep 12, 2013), with no completion or new permit record in 12.8 yr. · 1 unit · $150,000 declared valuation
StalledNew home at 120 Kehoe WayIssued
0.19 mi S
Permit issued and active for 13.1 yr (first record Sep 12, 2013), with no completion or new permit record in 11.8 yr. · 1 unit · $600,000 declared valuation
StalledNew home at 105 Kehoe WayIssued
520 ft S
Permit issued and active for 11.7 yr (first record Feb 9, 2015), with no completion or new permit record in 11.5 yr. · 1 unit · $600,000 declared valuation
StalledNew home at 115 Kehoe WayApplied
0.12 mi SW
In "Applied" for 10.7 yr (since Feb 8, 2016), with no new permit record in 10.7 yr. · 1 unit · $908,000 declared valuation
StalledNew home at 4 Pine Hill DrIssued
220 ft NE
Permit issued and active for 7.4 yr (first record Jun 12, 2019), with no completion or new permit record in 6.9 yr. · 1 unit · $549,000 declared valuation

20265 events

Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.46 mi W
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.46 mi W
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.37 mi SE
Nearby roof replacement (12900 Sir Francis Drake Blvd): First appeared in published agency feed
Record B48878 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
September 2026Market trend
ZIP 94937
ZIP 94937 typical home value: $1,463,402 (+4.2% year-over-year)
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)
Jan 23, 2026Nearby project · Issued
0.38 mi S
New home at 179 Keith Way — Issued
179 Keith Way · 1 unit · $1,160,000 valuation
Records span Jun 9, 2025 to Jan 23, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

20252 events

September 2025Market trend
ZIP 94937
ZIP 94937 typical home value: $1,404,932 (−5.5% year-over-year)
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)
Sep 8, 2025Nearby project · Issued
0.2 mi NW
Accessory dwelling unit at 115 Camino Del Mar (adu 115 A) — Issued
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)

20241 event

September 2024Market trend
ZIP 94937
ZIP 94937 typical home value: $1,486,491 (+2.3% year-over-year)
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)

20231 event

September 2023Market trend
ZIP 94937
ZIP 94937 typical home value: $1,453,486 (−5.3% year-over-year)
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)

20221 event

September 2022Market trend
ZIP 94937
ZIP 94937 typical home value: $1,535,486 (+7.7% year-over-year)
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)

20211 event

September 2021Market trend
ZIP 94937
ZIP 94937 typical home value: $1,425,191 (+19.2% year-over-year)
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)

20192 events

Nov 25, 2019Nearby project · Issued
220 ft NE
New home at 4 Pine Hill Dr — Issued
4 Pine Hill Dr · 1 unit · $549,000 valuation
Records span Jun 12, 2019 to Nov 25, 2019 (1 permit).
⏱ Slow turnaround:Permit issued and active for 7.4 yr (first record Jun 12, 2019), with no completion or new permit record in 6.9 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Jan 29, 2019Housing completed
On this parcel
1 housing unit completed (159176)
Reported in 2019 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel

20182 events

Jul 30, 2018HCD permit milestone
On this parcel
Building permit reported to State HCD for 1 housing unit (Real Community Rentals)
Reported in 2018 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Jul 30, 2018Permit applied
On this parcel
Remodel / interior alteration permit application filed (159176)
Current status: Issued
J A D U Junior Acc Dwllng Unit - Express · Declared valuation: $35,000 · Contractor: Dc Design/Build
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel

Showing 15 of 22 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in Unincorporated Marin, inspect Assessor's property search ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

New home at 115 Kehoe WayAppliedNo new record in 10.7 yr$908,000
0.12 mi SW
Active in "Applied" for 10.7 yr (first record Feb 8, 2016) with no new permit activity recorded in 10.7 yr. High-impact scale (1 housing unit, $908,000 declared valuation across 2 permits).
New home at 179 Keith WayIssuedNo new record in 9 mo$1,160,000
0.38 mi S
Active in "Issued" for 17 mo (first record Jun 9, 2025) with no new permit activity recorded in 9 mo. High-impact scale (1 housing unit, $1,160,000 declared valuation across 1 permit).
New home at 4 Pine Hill DrIssuedNo new record in 6.9 yr
220 ft NE
Active in "Issued" for 7.4 yr (first record Jun 12, 2019) with no new permit activity recorded in 6.9 yr.
New home at 105 Kehoe WayIssuedNo new record in 11.5 yr
520 ft S
Active in "Issued" for 11.7 yr (first record Feb 9, 2015) with no new permit activity recorded in 11.5 yr.
New home at 120 Kehoe WayIssuedNo new record in 11.8 yr
0.19 mi S
Active in "Issued" for 13.1 yr (first record Sep 12, 2013) with no new permit activity recorded in 11.8 yr.
Accessory dwelling unit at 115 Camino Del Mar (adu 115 A)IssuedNo new record in 14 mo
0.2 mi NW
Active in "Issued" for 21 mo (first record Jan 14, 2025) with no new permit activity recorded in 14 mo.

Neighborhood renovation & housing momentum: Inverness

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,390 parcels

Rank #16 of 22 neighborhoods in acceleration

Last 12m vs prior 12m: 4 vs 5 permits
24m rate per 1,000 parcels: 6.5
5-year substantial permits: 21
Housing additions (24m): 8 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 94937

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Inverness$1,655±$1,674unreliable

ZIP 94937$1,801±$549

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94937(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$1,463,402

ACS Median Home Value · InvernessCensus ACS 2020–2024 owner-occupied self-reported median

$1,881,000±$315,000

ACS Median Home Value · ZIP 94937Census ACS 2020–2024 owner-occupied self-reported median

$1,716,000±$368,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$345,000Interest rate (%)Loan termClosing costs (%)$34,500

Prop 13 post-purchase property tax estimate

$1,691/mo ($20,288/yr · 1.18%)

Under 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 ($17,250/yr) + local voter-approved bond debt ($2,588/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,588/yrDirect levies / Mello-Roos ($/yr)Check Assessor's property search ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$174/moManagement (%)$264/moMaintenance (%)$174/moCapEx reserve (%)$174/moInsurance ($/mo)$3,300/yrHOA dues ($/mo)Owner utilities ($/mo)

Mapped hazard zone insurance context on this parcel:

Parcel intersects a mapped Very High Fire Hazard Severity Zone (State Responsibility Area) (State responsibility area). Properties in High or Very High fire hazard zones may require California FAIR Plan + difference-in-conditions (DIC) coverage; verify actual insurability and quotes early.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$7,999
Cash-on-cash return: -25.3%
Cap rate (Year 1 NOI): 0.50%
DSCR (NOI / debt): 0.08x
Break-even gross rent: $13,809/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,301 − Operating $2,577 − Debt $8,723)

Gross scheduled rent$3,475

Vacancy allowance (5%)−$174

Effective gross income$3,301

Prop 13 property tax (1.18%)−$1,691

Property insurance−$275

Management (8%), maintenance (5%) & CapEx (5%)−$612

Net Operating Income (NOI)+$724

Mortgage principal & interest (1,380,000 loan)−$8,723

Net monthly cash flow−$7,999

4. Sensitivity & rent-stabilization ceiling (Unincorporated Marin)

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	−$8,398/mo	-26.6%	$14,919/mo	−$8,422/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,475/mo	−$7,999/mo	-25.3%	$13,809/mo	−$7,826/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	−$7,769/mo	-24.6%	$13,488/mo	−$7,372/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.

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Real Community Rentals
Finaled / completed1 unitsJul 30, 2018 – Jan 29, 2019

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

3 records

Remodel / interior alteration159176
J A D U Junior Acc Dwllng Unit - Express
J A D U Junior Acc Dwllng Unit - Express
Applied
Jul 30, 2018
Issued
Jul 30, 2018
Recorded status
Issued as of Jul 29, 2018
Declared valuation
$35,000
Remodel / interior alteration81866
Create Jadu- Rmdl (Deck Eliminated From The Job Bc 5/29/18 . Not Being Done, Refund Prepared. T.D. 5/29/18
Create Jadu- Rmdl (Deck Eliminated From The Job Bc 5/29/18 . Not Being Done, Refund Prepared. T.D. 5/29/18
Applied
May 7, 2018
Issued
Not issued
Recorded status
Applied as of May 6, 2018
Declared valuation
$35,000
Windows / doors / siding144131
Siding Replacement
Siding Replacement
Applied
—
Issued
Sep 15, 2014
Recorded status
Issued as of Sep 14, 2014
Declared valuation
$10,300

Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Oct 30, 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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2019	—(159176)	ADU · Renter	—	—	1 (Jan 29, 2019)	—
2018	Real Community Rentals(159176)	ADU · Renter	—	1 (Jul 30, 2018)	—	—

Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 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.

Zoning & planning

Zoning: C-RSP-0.5: Residential Single Family Planned (Unincorporated Marin)

Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Oct 30, 2026

Parcel facts

Lot size: 16,117 sq ft
Assessor land use: Single-Resid. - Improved
Addresses on parcel: 1

Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 30, 2026

Official records

Assessor's property search
Search by parcel number 112-092-03. Assessed value is not market value.
Property tax bill
Search by parcel number 112-092-03 (Marin County Tax Collector)
County permit lookup
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
FEMA Flood Map Service Center
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.

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

−$8,398/mo

-26.6%

$14,919/mo

−$8,422/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,475/mo

−$7,999/mo

-25.3%

$13,809/mo

−$7,826/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

−$7,769/mo

-24.6%

$13,488/mo

−$7,372/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2019

—(159176)

ADU · Renter

—

1 (Jan 29, 2019)

—

2018

Real Community Rentals(159176)

ADU · Renter

—

1 (Jul 30, 2018)

—