Inverness 94937 · Inverness · APN 112-321-05 · Unincorporated Marin
Zoned C-RSP-0.5 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,686,000 ($1,484,000–$1,888,000).
On-parcel permit history is indexed through Jul 3, 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)
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: 3 permitted.
3 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.
43 permits within ½ mile since November 2024
$1,686,000
Benchmark range: $1,484,000 – $1,888,000
Closest lead: New home at 115 Kehoe Way (450 ft SE, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,653/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 14, 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 14, 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-0.5 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 12.9 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 roof replacement (180 Keith Way): First appeared in published agency feed
Record B48998 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (12900 Sir Francis Drake Blvd): First appeared in published agency feed
Record B48996 · 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): 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
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
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)
Electrical / panel permit application filed (B47385)
Current status: Issued
Service Upgrade · Declared valuation: $7,544 · Contractor: Rocky Hill Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (B47385)
Recorded status: Issued
Service Upgrade · Declared valuation: $7,544 · Contractor: Rocky Hill Electric Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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)
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).
Active in "Issued" for 17 mo (first record Jun 9, 2025) with no new permit activity recorded in 10 mo. High-impact scale (1 housing unit, $1,160,000 declared valuation across 1 permit).
Active in "Issued" for 11.8 yr (first record Feb 9, 2015) with no new permit activity recorded in 11.5 yr.
Active in "Issued" for 13.2 yr (first record Sep 12, 2013) with no new permit activity recorded in 12.9 yr.
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 11.8 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,390 parcels
Small prior baseline
City baseline: 16.3 / 1k
9 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Rocky Hill Electric | Electrical / panel | 1 on parcel1 in ½ mi | $7,544 | 0 vs 0 prior |
| Owner Builder Recent nearby: 231 Via De La Vista (May 28, 2026) | New garage / accessory structure | 8 in ½ mi | $2,350,000 | 226 vs 240 prior−6% |
| Stryker Builders Recent nearby: 179 Keith Way (Jan 23, 2026) | New garage / accessory structure |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 210d(vs 276d 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 ($16,850/yr) + local voter-approved bond debt ($2,528/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.
−$93,095/yr
Cash needed: $370,700
NOI: $9,148/yr
P&I: $8,520/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 | −$8,157/mo | -26.4% | $14,583/mo | −$8,178/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,475/mo | −$7,758/mo | -25.1% | $13,498/mo | −$7,582/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 | −$7,528/mo | -24.4% | $13,185/mo | −$7,128/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.
Service Upgrade
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 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 14, 2026
0.30 acres
Assessor's classification for assessment purposes. This is not zoning.
22 PINE HILL DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 112-321-05. Assessed value is not market value.
Search by parcel number 112-321-05 (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.
| 5 in ½ mi |
| $3,702,000 |
| 3 vs 4 prior |
| Rodoni Construction Recent nearby: 485 Via De La Vista (Feb 3, 2016) | New garage / accessory structure | 5 in ½ mi | $600,000 | 0 vs 0 prior |
| Owner Recent nearby: 100 Via De La Vista (Nov 13, 2019) | Remodel / interior alteration | 3 in ½ mi | $282,000 | 25 vs 15 prior+67% |
| 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 |
| Plum Builders Recent nearby: 485 Via De La Vista (Sep 9, 2020) | Addition (adds square footage) | 1 in ½ mi | $700,000 | 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 |
| 159d(vs 166d 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) |
| Electrical / panelOn this parcel | 3,020 | 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.