Point Reyes Station 94956 · Inverness · APN 114-071-13 · Unincorporated Marin
17 permits within ½ mile since October 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 Oct 30, 2026
$1,814,000
Benchmark range: $1,596,000 – $2,032,000
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 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-R1-B5 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.
In "Applied" for 4.5 yr (since Apr 25, 2022), with no new permit record in 4.5 yr. · 1 unit · $45,000 declared valuation
Permit issued and active for 12.1 yr (first record Sep 15, 2014), with no completion or new permit record in 11.7 yr. · $9,000 declared valuation
Permit issued and active for 10.2 yr (first record Sep 1, 2016), with no completion or new permit record in 9.8 yr. · 1 unit · $700,000 declared valuation
In "Applied" for 2.5 yr (since Apr 26, 2024), with no new permit record in 2.5 yr. · $90,600 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,501,820 in September 2025 to $1,542,479 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94956 (not a parcel appraisal)
Annual ZIP 94956 home-value index checkpoint
Changed from $1,589,298 in September 2024 to $1,501,820 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94956 (not a parcel appraisal)
Annual ZIP 94956 home-value index checkpoint
Changed from $1,463,943 in September 2023 to $1,589,298 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94956 (not a parcel appraisal)
12732 Sir Francis Drake Blvd · $90,600 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94956 home-value index checkpoint
Changed from $1,569,892 in September 2022 to $1,463,943 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94956 (not a parcel appraisal)
Annual ZIP 94956 home-value index checkpoint
Changed from $1,451,926 in September 2021 to $1,569,892 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94956 (not a parcel appraisal)
Accessory dwelling unit (new or conversion) permit application filed (89803)
Current status: Applied
Convert [E] Art Studio To A D U - B W O P M C F D · Declared valuation: $45,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
126 S Dream Farm Rd A K A · 1 unit · $250,000 valuation
Records span Apr 8, 2020 to Jan 5, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
124 S Dream Farm Rd · 1 unit · $800,000 valuation
Records span Apr 2, 2020 to Dec 30, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94956 home-value index checkpoint
Changed from $1,160,063 in September 2020 to $1,451,926 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94956 (not a parcel appraisal)
12719 Sir Francis Drake Blvd · 1 unit · $700,000 valuation
Records span Sep 1, 2016 to Dec 29, 2016 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
12730 Sir Francis Drake Blvd · $9,000 valuation
Records span Sep 15, 2014 to Feb 9, 2015 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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 "Applied" for 4.5 yr (first record Apr 25, 2022) with no new permit activity recorded in 4.5 yr.
Active in "Issued" for 10.2 yr (first record Sep 1, 2016) with no new permit activity recorded in 9.8 yr.
Active in "Issued" for 12.1 yr (first record Sep 15, 2014) with no new permit activity recorded in 11.7 yr.
Active in "Applied" for 2.5 yr (first record Apr 26, 2024) with no new permit activity recorded in 2.5 yr.
High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,390 parcels
Small prior baseline
City baseline: 16.5 / 1k
9 in trailing 24m
Includes 4 ADUs
HUD Small Area Fair Market Rent · ZIP 94956
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 ($18,150/yr) + local voter-approved bond debt ($2,723/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$106,890/yr
Cash needed: $399,300
NOI: $3,242/yr
P&I: $9,178/mo
For $0/mo net cash flow
At $3,000/mo 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 | $2,760/mo | −$9,252/mo | -27.8% | $15,675/mo | −$9,303/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$8,908/mo | -26.8% | $14,508/mo | −$8,788/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,180/mo | −$8,710/mo | -26.2% | $14,172/mo | −$8,396/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.
Applied1 unitsApr 25, 2022 – Apr 25, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Convert [E] Art Studio To A D U - B W O P M C F D
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.
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 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.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Oct 30, 2026
0.50 acres
Assessor's classification for assessment purposes. This is not zoning.
11 REDWOOD AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 30, 2026
Search by parcel number 114-071-13. Assessed value is not market value.
Search by parcel number 114-071-13 (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.