Point Reyes Station 94956 · Inverness · APN 114-072-10 · Unincorporated Marin
Zoned C-RSP-0.33 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,790,000 ($1,575,000–$2,005,000).
Zone C-RSP-0.33 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 9, 2022).
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
10 permits within ½ mile since November 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 Nov 13, 2026
$1,790,000
Benchmark range: $1,575,000 – $2,005,000
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)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
Electrical / panel (167806): Issued after 2 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
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-0.33 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 12.2 yr (first record Sep 15, 2014), with no completion or new permit record in 11.8 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 9.9 yr. · 1 unit · $700,000 declared valuation
In "Applied" for 4.6 yr (since Apr 25, 2022), with no new permit record in 4.6 yr. · 1 unit · $45,000 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)
New garage / accessory structure permit issued (172314)
Recorded status: Issued
New Roof Canopy · Declared valuation: $7,500 · Contractor: J G Lino Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (172314)
Current status: Issued
New Roof Canopy · Declared valuation: $7,500 · Contractor: J G Lino Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
11 Redwood Ave · 1 unit · $45,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Roof replacement permit issued (B28506)
Recorded status: Issued
Remove existing roof from garage / replace with Owens Corning comp shingles. 1,500 sf GREY — ReRoofing · Declared valuation: $15,000 · Contractor: Fidelity Roof Company
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B28506)
Current status: Issued
Remove existing roof from garage / replace with Owens Corning comp shingles. 1,500 sf GREY — ReRoofing · Declared valuation: $15,000 · Contractor: Fidelity Roof Company
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)
Electrical / panel permit issued (167806)
Recorded status: Issued
Repl & Expand Decks; New Stairs; Repl Hot Tub · Declared valuation: $100,000 · Contractor: Lino James Construction
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 →Issued after 2 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
In "Applied" for 4.6 yr (since Apr 25, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 2.5 yr (since Apr 26, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Active in "Issued" for 10.2 yr (first record Sep 1, 2016) with no new permit activity recorded in 9.9 yr.
Active in "Issued" for 12.2 yr (first record Sep 15, 2014) with no new permit activity recorded in 11.8 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: 16.4 / 1k
9 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Fidelity Roof | Demolition | 2 on parcel4 in ½ mi | $199,000 | 0 vs 0 prior |
| Lino James Construction | Electrical / panel | 1 on parcel1 in ½ mi | $100,000 | 0 vs 0 prior |
| James George Lino Const | Remodel / interior alteration | 1 on parcel1 in ½ mi | $95,000 | 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) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
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 ($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.
−$105,086/yr
Cash needed: $393,800
NOI: $3,529/yr
P&I: $9,051/mo
For $0/mo net cash flow
At $3,000/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 | $2,760/mo | −$9,102/mo | -27.7% | $15,465/mo | −$9,150/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$8,757/mo | -26.7% | $14,314/mo | −$8,636/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 | −$8,559/mo | -26.1% | $13,982/mo | −$8,244/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.
New Roof Canopy
Remove existing roof from garage / replace with Owens Corning comp shingles. 1,500 sf GREY — ReRoofing
Repl & Expand Decks; New Stairs; Repl Hot Tub
Remove existing roof assemblies and plywood crickets and install new tapered insulation and roofing materials as follows: Loft/Shed roofs - Owens Corning Duration Cool Plus shingles over Weatherlock G underlayment. Main Roof - 2 plies of SBS modified(Soprema Sopralene Flam 180 & Sopralene Flam 180 FR GR ECO3) with cover bd.(GP Dens Deck Prime) over tapered rigid insulation (Owens COrning Foamglas T3+) over vapor barrier (Soprema SopravapR). — ReRoofing; With Electronic Inspection
Remodel; E R V Air Filter System; Water Filter System; Gas Insert For Woodburner. Related To 160594
Kitc, 2 Bath Rmdl; Electrical Throughout T.D. 2/11/19 3/5/19 Deleted E V R
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
3.04 acres
Assessor's classification for assessment purposes. This is not zoning.
12700 SIR FRANCIS DRAKE BLVD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 114-072-10. Assessed value is not market value.
Search by parcel number 114-072-10 (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.
| Jg Lino Construction | New garage / accessory structure | 1 on parcel1 in ½ mi | $7,500 | 5 vs 2 prior |
| Kelly Domer Partners Dba Pacific Constr Recent nearby: 118 S Dream Farm Rd (Jun 7, 2017) | Addition (adds square footage) | 1 in ½ mi | $750,000 | 4 vs 2 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 157d(vs 167d prior) |
| Remodel / interior alterationOn this parcel | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 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.