Inverness 94937 · Inverness · APN 112-296-23 · Unincorporated Marin
Zoned C-RSP-1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,673,000 ($1,472,000–$1,874,000).
Zoned C-RSP-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 11,674 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Mar 20, 2026, 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)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
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.
Since November 2024 within ½ mile: 2 permitted, 2 proposed or in review.
4 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.
58 permits within ½ mile since November 2024
$1,673,000
Benchmark range: $1,472,000 – $1,874,000
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: Accessory dwelling unit at 125 Forres Way (0.38 mi 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 (~$1,641/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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.
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-1 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 12.9 yr (first record Dec 31, 2013), with no completion or new permit record in 11.9 yr. · 1 unit · $175,000 declared valuation
Nearby other (50 Inverness Way): First appeared in published agency feed
Record B49095 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff 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)
45 Balmoral Way · 1 unit · $1,200,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
0 N Dream Farm Rd (Apn#114-061-18) · 1 unit · $800,000 valuation
Records span May 7, 2026 to Jun 2, 2026 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
92 N Dream Farm Rd · 1 unit · $977,000 valuation
Records span Nov 24, 2025 to May 20, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Windows / doors / siding permit issued (B46189)
Recorded status: Issued
Non-structural Door/Window Replacement · Declared valuation: $3,000 · Contractor: Horvat Stephen M
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit application filed (B46189)
Current status: Issued
Non-structural Door/Window Replacement · Declared valuation: $3,000 · Contractor: Horvat Stephen M
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit application filed (B44344)
Current status: Issued
REMOVE AND REPLACE FURNACE IN SAME LOCATION, DOWNSTAIR CLOSET. — Replace Mechanical Appliance · Declared valuation: $10,700 · Contractor: John Owens Services Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
HVAC / heat pump permit issued (B44344)
Recorded status: Issued
REMOVE AND REPLACE FURNACE IN SAME LOCATION, DOWNSTAIR CLOSET. — Replace Mechanical Appliance · Declared valuation: $10,700 · Contractor: John Owens Services Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Electrical / panel permit application filed (B43979)
Current status: Issued
replace main 100 amp service with new 200 Amp. — Service Upgrade · Declared valuation: $5,000 · Contractor: Clearview Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B43979)
Recorded status: Issued
replace main 100 amp service with new 200 Amp. — Service Upgrade · Declared valuation: $5,000 · Contractor: Clearview Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
125 Forres Way · 1 unit · $7,900 valuation
Records span Mar 14, 2025 to Apr 7, 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)
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 20 mo (first record Mar 14, 2025) with no new permit activity recorded in 19 mo.
Active in "Issued" for 12.9 yr (first record Dec 31, 2013) with no new permit activity recorded in 11.9 yr.
High-impact scale (1 housing unit, $977,000 declared valuation across 1 permit).
High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
High-impact scale (1 housing unit, $800,000 declared valuation across 2 permits).
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 |
|---|---|---|---|---|
| John Owens Services | HVAC / heat pump | 1 on parcel1 in ½ mi | $10,700 | 0 vs 0 prior |
| Clearview Electric | Electrical / panel | 1 on parcel1 in ½ mi | $5,000 | 0 vs 0 prior |
| Horvat Stephen M | Windows / doors / siding | 1 on parcel1 in ½ mi | $3,000 | 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) |
| 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 ($16,750/yr) + local voter-approved bond debt ($2,513/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.
−$92,373/yr
Cash needed: $368,500
NOI: $9,263/yr
P&I: $8,470/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 | −$8,097/mo | -26.4% | $14,499/mo | −$8,117/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,475/mo | −$7,698/mo | -25.1% | $13,420/mo | −$7,521/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 | −$7,468/mo | -24.3% | $13,109/mo | −$7,067/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.
Non-structural Door/Window Replacement
REMOVE AND REPLACE FURNACE IN SAME LOCATION, DOWNSTAIR CLOSET. — Replace Mechanical Appliance
replace main 100 amp service with new 200 Amp. — Service Upgrade
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
0.27 acres
Assessor's classification for assessment purposes. This is not zoning.
11 INVERNESS WAY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 112-296-23. Assessed value is not market value.
Search by parcel number 112-296-23 (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.
| Owner Builder Recent nearby: 26 Cameron St (Apr 14, 2021) | Remodel / interior alteration | 4 in ½ mi | $338,000 | 226 vs 240 prior−6% |
| Design Build Alliance Recent nearby: 182 Laurel Ave (Dec 11, 2014) | Addition (adds square footage) | 2 in ½ mi | $258,000 | 0 vs 0 prior |
| Juan Calmell Recent nearby: 180 Highland Way (Sep 17, 2014) | Commercial tenant improvement | 2 in ½ mi | $195,000 | 0 vs 0 prior |
| Owner Recent nearby: 91 Perth Way (Sep 24, 2018) | Addition (adds square footage) | 2 in ½ mi | $174,000 | 25 vs 15 prior+67% |
| Avila And Wadlington Contractors Recent nearby: 92 N Dream Farm Rd (May 20, 2026) | New single-family home | 1 in ½ mi | $977,000 | 2 vs 0 prior |
| North Pacific Builders Recent nearby: 5 Balmoral Way (Jul 16, 2014) | Addition (adds square footage) | 1 in ½ mi | $600,000 | 0 vs 0 prior |
| Jg Lino Construction Recent nearby: 15 Forres Way (Aug 24, 2023) | Addition (adds square footage) | 1 in ½ mi | $400,000 | 5 vs 2 prior |
| 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) |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
| Electrical / panelOn this parcel | 3,019 | 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.