Point Reyes Station 94956 · Inverness · APN 114-285-08 · Unincorporated Marin
Zoned C-RSP-1 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 $1,926,000 ($1,695,000–$2,157,000).
Zoned C-RSP-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 16,379 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 29, 2026).
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.
32 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.
$1,926,000
Benchmark range: $1,695,000 – $2,157,000
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)
Demolition at 100 Balboa Ave: Active in "Issued" for 21 mo (first record Feb 20, 2025) with no new permit activity recorded in 19 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 90 Blackberry Way (0.33 mi S, 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.
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-1 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 5.6 yr (first record Apr 14, 2021), with no completion or new permit record in 4.4 yr. · 1 unit · $825,000 declared valuation
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
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)
Remodel / interior alteration permit issued (181744)
Recorded status: Issued
ree Damage Repairs: Kitchen, Bedroom, Living Room, Deck · Declared valuation: $500,000 · Contractor: John Fechter Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Remodel / interior alteration permit application filed (181744)
Current status: Issued
ree Damage Repairs: Kitchen, Bedroom, Living Room, Deck · Declared valuation: $500,000 · Contractor: John Fechter Construction Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit issued (180332)
Recorded status: Issued
Temporary Power Pole · Declared valuation: $5,500
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (180332)
Current status: Issued
Temporary Power Pole · Declared valuation: $5,500
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)
Electrical / panel permit issued (B41987)
Recorded status: Issued
Replace 100A service destroyed by tree with 200A service. — Service Upgrade · Declared valuation: $4,000 · Contractor: D F Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Demolition permit issued (178996)
Recorded status: Issued
Drywall Removal From Guest Bedroom, Kitchen, And Bathroom. No Construction At This Time. · Declared valuation: $10,595 · Contractor: 1 - 888 - 4 - Abatement Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Electrical / panel permit application filed (B41987)
Current status: Issued
Replace 100A service destroyed by tree with 200A service. — Service Upgrade · Declared valuation: $4,000 · Contractor: D F Electric
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Demolition permit application filed (178996)
Current status: Issued
Drywall Removal From Guest Bedroom, Kitchen, And Bathroom. No Construction At This Time. · Declared valuation: $10,595 · Contractor: 1 - 888 - 4 - Abatement Inc
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)
Windows / doors / siding permit application filed (B37595)
Current status: Issued
replace exterior siding on existing workshop. — Siding Replacement · Declared valuation: $8,000 · Contractor: Owner
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (B37595)
Recorded status: Issued
replace exterior siding on existing workshop. — Siding Replacement · Declared valuation: $8,000 · Contractor: Owner
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 21 mo (first record Feb 20, 2025) with no new permit activity recorded in 19 mo.
Active in "Issued" for 5.6 yr (first record Apr 14, 2021) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $825,000 declared valuation across 2 permits).
Issued after 6 mo (2.0× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
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 |
|---|---|---|---|---|
| Owner | Electrical / panel | 3 on parcel4 in ½ mi | $69,000 | 25 vs 15 prior+67% |
| John Fechter Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $500,000 | 0 vs 0 prior |
| 1 888 4 Abatement | Demolition | 1 on parcel1 in ½ mi | $10,595 |
| 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) |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Demolition |
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 ($19,250/yr) + local voter-approved bond debt ($2,888/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.
−$114,830/yr
Cash needed: $423,500
NOI: $1,976/yr
P&I: $9,734/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 | −$9,914/mo | -28.1% | $16,598/mo | −$9,973/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$9,569/mo | -27.1% | $15,363/mo | −$9,458/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 | −$9,371/mo | -26.6% | $15,006/mo | −$9,067/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.
IssuedFeb 20, 2025 – Apr 14, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ree Damage Repairs: Kitchen, Bedroom, Living Room, Deck
Temporary Power Pole
Replace 100A service destroyed by tree with 200A service. — Service Upgrade
Drywall Removal From Guest Bedroom, Kitchen, And Bathroom. No Construction At This Time.
replace exterior siding on existing workshop. — Siding Replacement
electrical service upgrade: 200 Amp service from 100 Amps. — Service Upgrade
remove and replace roofing on existing workshop. — ReRoofing
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
0.38 acres
Assessor's classification for assessment purposes. This is not zoning.
100 BALBOA AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 114-285-08. Assessed value is not market value.
Search by parcel number 114-285-08 (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.
| 0 vs 0 prior |
| Df Electric | Electrical / panel | 1 on parcel1 in ½ mi | $4,000 | 0 vs 0 prior |
| Owner Builder Recent nearby: 84 Portola Ave (Aug 20, 2024) | Addition (adds square footage) | 4 in ½ mi | $226,300 | 226 vs 240 prior−6% |
| Millennial Development Recent nearby: 40 Laurel St (Aug 31, 2022) | Remodel / interior alteration | 2 in ½ mi | $125,000 | 1 vs 5 prior |
| Kyle Gleason And Sons Recent nearby: 90 Blackberry Way (Jul 1, 2022) | New single-family home | 1 in ½ mi | $825,000 | 0 vs 0 prior |
| Calmell Builders Recent nearby: 84 Portola Ave (Jul 29, 2026) | New single-family home | 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 |
| Pete Humphrey Carpentry Recent nearby: 21 Drakes Summit Rd (Jul 1, 2014) | New garage / accessory structure | 1 in ½ mi | $188,000 | 0 vs 0 prior |
| 130 |
| 11d |
| 55d |
| 106d |
| 261d |
| 80d(vs 56d 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.