Point Reyes Station 94956 · Inverness · APN 114-212-03 · Unincorporated Marin
Zoned C-RSP-0.33 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,707,000 ($1,502,000–$1,912,000).
Zone C-RSP-0.33 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Nov 17, 2025, 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: 1 permitted; 1 demolition.
2 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.
42 permits within ½ mile since November 2024
$1,707,000
Benchmark range: $1,502,000 – $1,912,000
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
Addition (adds square footage) (93712): Pending in review for 12 mo (2.3× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
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.
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 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-0.33 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.
Nearby other (60 Laurel St): First appeared in published agency feed
Record B49087 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby electrical / panel (12431 Sir Francis Drake Blvd): First appeared in published agency feed
Record B48970 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (12421 Sir Francis Drake Blvd): Issued date changed from 2026-10-22 to 2026-10-23
Record 182799 · 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)
84 Portola Ave · 1 unit · $500,000 valuation
Records span Jun 17, 2024 to Jul 29, 2026 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Addition (adds square footage) permit application filed (93712)
Current status: Applied
Remodel Kitchen, Convert Utility To Bath & Hallway · Declared valuation: $50,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Plumbing / water heater / sewer permit application filed (B43343)
Current status: Issued
installation of navien tankless water heater model 240 A2, removal of existing tank style water heater, capping of existing gas line, and capping of existing water lines, new tankless will be mounted in the same room as existing water heater, will run 3/4' trac pipe gas line from gas line before coming into house this gas line will be ran to new tankless water heater location, water lines will be reconfigured to connect to new tankless water heater — New Plumbing Fixture(s) · Declared valuation: $8,500 · Contractor: Ray'S Rescue Plumbing
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B43343)
Recorded status: Issued
installation of navien tankless water heater model 240 A2, removal of existing tank style water heater, capping of existing gas line, and capping of existing water lines, new tankless will be mounted in the same room as existing water heater, will run 3/4' trac pipe gas line from gas line before coming into house this gas line will be ran to new tankless water heater location, water lines will be reconfigured to connect to new tankless water heater — New Plumbing Fixture(s) · Declared valuation: $8,500 · Contractor: Ray'S Rescue Plumbing
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
100 Balboa Ave · $10,595 valuation
Records span Feb 20, 2025 to Apr 14, 2025 (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 $1,463,943 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)
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)
Other permit application filed (B34243)
Current status: Issued
Provide and install 18kW ground-mount Generac generator to existing SFD. · Declared valuation: $21,523 · Contractor: J & J Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit issued (B34243)
Recorded status: Issued
Provide and install 18kW ground-mount Generac generator to existing SFD. · Declared valuation: $21,523 · Contractor: J & J Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
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 →Pending in review for 12 mo (2.3× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
Active in "Issued" for 21 mo (first record Feb 20, 2025) with no new permit activity recorded in 19 mo.
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 |
|---|---|---|---|---|
| J And J Electric | Other | 1 on parcel1 in ½ mi | $21,523 | 0 vs 0 prior |
| Rays Rescue Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $8,500 | 0 vs 0 prior |
| North Cal Restoration And Construction Recent nearby: 60 Kyleswood Pl (Jan 22, 2025) | Remodel / interior alteration | 2 in ½ mi |
| 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 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 ($17,050/yr) + local voter-approved bond debt ($2,558/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.
−$98,950/yr
Cash needed: $375,100
NOI: $4,507/yr
P&I: $8,621/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 | −$8,591/mo | -27.5% | $14,751/mo | −$8,633/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$8,246/mo | -26.4% | $13,654/mo | −$8,118/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 | −$8,048/mo | -25.7% | $13,337/mo | −$7,726/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.
Remodel Kitchen, Convert Utility To Bath & Hallway
installation of navien tankless water heater model 240 A2, removal of existing tank style water heater, capping of existing gas line, and capping of existing water lines, new tankless will be mounted in the same room as existing water heater, will run 3/4' trac pipe gas line from gas line before coming into house this gas line will be ran to new tankless water heater location, water lines will be reconfigured to connect to new tankless water heater — New Plumbing Fixture(s)
Provide and install 18kW ground-mount Generac generator to existing SFD.
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
0.22 acres
Assessor's classification for assessment purposes. This is not zoning.
12375 SIR FRANCIS DRAKE BLVD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 114-212-03. Assessed value is not market value.
Search by parcel number 114-212-03 (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.
| $475,000 |
| 1 vs 0 prior |
| Jg Lino Construction Recent nearby: 12421 Sir Francis Drake Blvd (Oct 23, 2026) | Remodel / interior alteration | 2 in ½ mi | $210,000 | 5 vs 2 prior |
| Millennial Development Recent nearby: 40 Laurel St (Aug 31, 2022) | Remodel / interior alteration | 2 in ½ mi | $125,000 | 1 vs 5 prior |
| Owner Builder Recent nearby: 84 Portola Ave (Aug 20, 2024) | Demolition | 2 in ½ mi | $46,300 | 226 vs 240 prior−6% |
| Calmell Builders Recent nearby: 84 Portola Ave (Jul 29, 2026) | New single-family home | 1 in ½ mi | $500,000 | 0 vs 0 prior |
| John Fechter Construction Recent nearby: 100 Balboa Ave (May 29, 2026) | Remodel / interior alteration | 1 in ½ mi | $500,000 | 0 vs 0 prior |
| James George Lino Const Recent nearby: 53 Laurel St (Jan 22, 2018) | New garage / accessory structure | 1 in ½ mi | $225,000 | 0 vs 0 prior |
| Hope Construction Recent nearby: 85 Laurel St (Apr 14, 2023) | New garage / accessory structure | 1 in ½ mi | $175,000 | 0 vs 1 prior |
| 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) |
| Plumbing / water heater / sewerOn this parcel | 2,211 | 0d | 0d | 0d | 0d | 0d |
| OtherOn this parcel | 1,562 | 0d | 0d | 1d | 71d | 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.