Point Reyes Station 94956 · Inverness · APN 114-120-90 · Unincorporated Marin
Zoned C-RSP-0.25 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 $1,653,000 ($1,455,000–$1,851,000).
Zoned C-RSP-0.25 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 260,184 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Feb 18, 2025).
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.
20 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.
$1,653,000
Benchmark range: $1,455,000 – $1,851,000
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)
New home at 372 Drakes View Dr: Active in "Issued" for 5.1 yr (first record Oct 1, 2021) with no new permit activity recorded in 3.2 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Accessory dwelling unit at 19 Sunnyside Dr (0.4 mi E, 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)
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-0.25 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 5.1 yr (first record Oct 1, 2021), with no completion or new permit record in 3.2 yr. · 1 unit · $800,000 declared valuation
Permit issued and active for 3.9 yr (first record Dec 1, 2022), with no completion or new permit record in 3.2 yr. · 1 unit · $260,000 declared valuation
Permit issued and active for 2.7 yr (first record Feb 29, 2024), with no completion or new permit record in 2.3 yr. · 1 unit · $240,000 declared valuation
Nearby other (320 Drakes View Dr): First appeared in published agency feed
Record B49074 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (260 Drakes View Dr): First appeared in published agency feed
Record B49044 · 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 $1,501,820 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)
Fire alarm / sprinkler permit issued (B41209)
Recorded status: Issued
Installation of 24KW Generac backup generator- For Backup power to residence and fire sprinklers. · Declared valuation: $17,500 · Contractor: C M Taylor Electrical Contractors Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Fire alarm / sprinkler permit application filed (B41209)
Current status: Issued
Installation of 24KW Generac backup generator- For Backup power to residence and fire sprinklers. · Declared valuation: $17,500 · Contractor: C M Taylor Electrical Contractors Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit application filed (92912)
Current status: Applied
Retaining Wall For Water Tank *Same Plans As Permit#174782* · Declared valuation: $2,850
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Solar / battery storage permit application filed (B39630)
Current status: Issued
PV SOLAR INSTALLATION · Declared valuation: $22,071 · Contractor: Simply Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (B39630)
Recorded status: Issued
PV SOLAR INSTALLATION · Declared valuation: $22,071 · Contractor: Simply Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
19 Sunnyside Dr · 1 unit · $240,000 valuation
Records span Feb 29, 2024 to Jul 24, 2024 (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 $1,569,892 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)
21 Sunnyside Dr (Aka 19) · 1 unit · $260,000 valuation
Records span Dec 1, 2022 to Sep 6, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (90681)
Reported in 2023 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
New single-family home permit issued (174782)
Recorded status: Issued
New S F D, Deck, Covered Entry - Fire Pump, Generator, And Solar Deferred Submittals · Declared valuation: $800,000 · 1 housing unit · Contractor: Roger H Evje
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 →Active in "Issued" for 5.1 yr (first record Oct 1, 2021) with no new permit activity recorded in 3.2 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
Pending in review for 21 mo (7.9× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Active in "Issued" for 2.7 yr (first record Feb 29, 2024) with no new permit activity recorded in 2.3 yr.
Active in "Issued" for 3.9 yr (first record Dec 1, 2022) with no new permit activity recorded in 3.2 yr.
High-impact scale (1 housing unit, $860,000 declared valuation across 1 permit).
High-impact scale (1 housing unit, $790,000 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 |
|---|---|---|---|---|
| Roger H Evje | New single-family home | 1 on parcel1 in ½ mi | $800,000 | 0 vs 0 prior |
| Simply Solar | Solar / battery storage | 1 on parcel1 in ½ mi | $22,071 | 0 vs 0 prior |
| Cm Taylor Electrical Contractors | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $17,500 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
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 ($16,550/yr) + local voter-approved bond debt ($2,483/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.
−$95,341/yr
Cash needed: $364,100
NOI: $5,081/yr
P&I: $8,369/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 | −$8,290/mo | -27.3% | $14,332/mo | −$8,328/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$7,945/mo | -26.2% | $13,265/mo | −$7,813/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 | −$7,747/mo | -25.5% | $12,957/mo | −$7,421/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.
Issued1 unitsOct 1, 2021 – Aug 18, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Installation of 24KW Generac backup generator- For Backup power to residence and fire sprinklers.
Retaining Wall For Water Tank *Same Plans As Permit#174782*
PV SOLAR INSTALLATION
New S F D, Deck, Covered Entry - Fire Pump, Generator, And Solar Deferred Submittals
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | —(90681) | SFD · Owner | 1 (Oct 1, 2021) | 1 (Aug 18, 2023) | — | — |
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
5.97 acres
Assessor's classification for assessment purposes. This is not zoning.
372 DRAKES VIEW DR
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 114-120-90. Assessed value is not market value.
Search by parcel number 114-120-90 (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.
| Sawyer Construction Recent nearby: 360 Drakes View Dr (Jan 28, 2025) | New garage / accessory structure | 4 in ½ mi | $329,390 | 1 vs 0 prior |
| Owner Builder Recent nearby: 19 Sunnyside Dr (Jul 24, 2024) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $501,500 | 226 vs 240 prior−6% |
| Tim Graveson Recent nearby: 320 Drakes View Dr (Apr 20, 2017) | New garage / accessory structure | 2 in ½ mi | $910,000 | 0 vs 0 prior |
| Arrow Construction And Remodeling Recent nearby: 35 Pine Crest (Feb 19, 2025) | Addition (adds square footage) | 2 in ½ mi | $500,000 | 1 vs 2 prior |
| Telford Construction Recent nearby: 75 Sunnyside Dr (Sep 16, 2019) | New single-family home | 1 in ½ mi | $790,000 | 0 vs 0 prior |
| J And L Construction Recent nearby: 35 Pine Crest (Mar 28, 2017) | Addition (adds square footage) | 1 in ½ mi | $450,000 | 0 vs 0 prior |
| Addition (adds square footage) | 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| General repairOn this parcel | 693 | 38d | 83d | 181d | 328d | 97d(vs 66d prior) |
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.