95 Cherry Tree Ln

Point Reyes Station 94956 · Pt. Reyes Station · APN 119-081-35 · Unincorporated Marin

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 3 permitted; 1 commercial or mixed-use project.

4 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.

40 permits within ½ mile since October 2024

New construction3 · 1 unit
Adds housing (ADU)3 · 3 units
Additions & renovations3
Building systems25
Other6

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.

Explore projects on the map →Explore sales & prices →

Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$1,973,000

Benchmark range: $1,736,000 – $2,210,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor's property search

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 94956 Zillow ZHVI ($1,542,479, September 2026) + 30% Pt. Reyes Station ACS median ($1,806,793); $1,621,773
2. Parcel & lot adjustment (1.11×): Single-family lot (42,384 sq ft, +11.4% lot-size adjustment vs 6,000 sq ft standard lot); +$185,157
3. Documented permitted improvements: +$165,917 from documented permits (1 addition, 1 pool/solar upgrade); +$165,917

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Can't tell

Zoned C-ARP-1 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Unlikely

Zoned C-ARP-1 (agricultural), not a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Unlikely

Zoned C-ARP-1 (agricultural), not a single-family residential zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Moderate Fire Hazard Severity Zone (State Responsibility Area), all of the lot · effective Apr 1, 2024
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06041C0229E, effective August 15, 2017. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New single-family home1
Accessory dwelling unit (new or conversion)3

See them on the map →

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 29, 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-ARP-1 as agricultural, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

25 events · 5 slow/stalled projects

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.

Slow-moving or stalled projects (5)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledNew home at 67 Mesa RdIssued
0.29 mi E
Permit issued and active for 12.5 yr (first record Apr 21, 2014), with no completion or new permit record in 11.6 yr. · 1 unit · $172,000 declared valuation
StalledAccessory dwelling unit at 22 Cypress RdIssued
0.22 mi E
Permit issued and active for 11.9 yr (first record Nov 17, 2014), with no completion or new permit record in 11.5 yr. · 1 unit · $220,000 declared valuation
StalledNew home at 220 Mesa RdIssued
0.36 mi SE
Permit issued and active for 10.7 yr (first record Feb 3, 2016), with no completion or new permit record in 10.6 yr. · 1 unit · $500,000 declared valuation
StalledDemolition at 47 Cypress RdIssued
290 ft SE
Permit issued and active for 2.7 yr (first record Jan 31, 2024), with no completion or new permit record in 2.3 yr. · $650,000 declared valuation
StalledNew home at 17 Cypress RdIssued
0.16 mi SE
Permit issued and active for 2 yr (first record Oct 15, 2024), with no completion or new permit record in 21 mo. · 1 unit · $1,075,000 declared valuation

20264 events

Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.3 mi E
Nearby electrical / panel (50 Mesa Rd): First appeared in published agency feed
Record B48892 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
September 2026Market trend
ZIP 94956
ZIP 94956 typical home value: $1,542,479 (+2.7% year-over-year)
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)
Jul 6, 2026Nearby project · Issued
220 ft SE
Accessory dwelling unit at 47 Cypress Rd (adu 47 A) — Issued
47 Cypress Rd (Adu 47 A) · 1 unit · $30,000 valuation
Records span Sep 12, 2023 to Jul 6, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Feb 9, 2026Permit issued
On this parcel
New commercial / non-residential building permit issued (181073)
Recorded status: Issued
Demolish & Rebuild Barn · Declared valuation: $150,000 · Contractor: Mann Custom Home Construction
⏱ Slow turnaround:Issued 7 mo after application (Jul 17, 2025) — longer review cycle
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel

20254 events

September 2025Market trend
ZIP 94956
ZIP 94956 typical home value: $1,501,820 (−5.5% year-over-year)
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)
Jul 17, 2025Permit applied
On this parcel
New commercial / non-residential building permit application filed (181073)
Current status: Issued
Demolish & Rebuild Barn · Declared valuation: $150,000 · Contractor: Mann Custom Home Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Feb 5, 2025Nearby project · Issued
0.15 mi SE
Accessory dwelling unit at 17 Cypress Rd (adu 17a) — Issued
17 Cypress Rd (Adu 17a) · 1 unit · $760,000 valuation
Records span Dec 2, 2024 to Feb 5, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Feb 5, 2025Nearby project · Issued
0.16 mi SE
New home at 17 Cypress Rd — Issued
17 Cypress Rd · 1 unit · $1,075,000 valuation
Records span Oct 15, 2024 to Feb 5, 2025 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2 yr (first record Oct 15, 2024), with no completion or new permit record in 21 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

20242 events

September 2024Market trend
ZIP 94956
ZIP 94956 typical home value: $1,589,298 (+8.6% year-over-year)
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)
Jul 18, 2024Nearby project · Issued
290 ft SE
Demolition at 47 Cypress Rd — Issued
47 Cypress Rd · $650,000 valuation
Records span Jan 31, 2024 to Jul 18, 2024 (1 permit).
⏱ Slow turnaround:Permit issued and active for 2.7 yr (first record Jan 31, 2024), with no completion or new permit record in 2.3 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

20232 events

September 2023Market trend
ZIP 94956
ZIP 94956 typical home value: $1,463,943 (−6.7% year-over-year)
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)
Aug 8, 2023Nearby project · Finaled / completed
0.18 mi SE
New home at 15 Cypress Rd B (aka 19 B) — Finaled / completed
15 Cypress Rd B (Aka 19 B) · 1 unit · $876,750 valuation
Records span Aug 4, 2022 to Aug 8, 2023 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

20221 event

September 2022Market trend
ZIP 94956
ZIP 94956 typical home value: $1,569,892 (+8.1% year-over-year)
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)

20212 events

September 2021Market trend
ZIP 94956
ZIP 94956 typical home value: $1,451,926 (+25.2% year-over-year)
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)
Aug 24, 2021Nearby project · Finaled / completed
0.15 mi E
New home at 42 Cypress Rd — Finaled / completed
42 Cypress Rd · 1 unit · $2,750,000 valuation
Records span Jul 22, 2019 to Aug 24, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)

Showing 15 of 25 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in Unincorporated Marin, inspect Assessor's property search ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Accessory dwelling unit at 17 Cypress Rd (adu 17a)IssuedNo new record in 21 mo$760,000
0.15 mi SE
Active in "Issued" for 23 mo (first record Dec 2, 2024) with no new permit activity recorded in 21 mo. High-impact scale (1 housing unit, $760,000 declared valuation across 1 permit).
New commercial building at 95 Cherry Tree LnIssuedNo new record in 9 mo
On this parcel
Active in "Issued" for 15 mo (first record Jul 17, 2025) with no new permit activity recorded in 9 mo.
New home at 17 Cypress RdIssuedNo new record in 21 mo$1,075,000
0.16 mi SE
Active in "Issued" for 2 yr (first record Oct 15, 2024) with no new permit activity recorded in 21 mo. High-impact scale (1 housing unit, $1,075,000 declared valuation across 2 permits).
Demolition at 47 Cypress RdIssuedNo new record in 2.3 yr
290 ft SE
Active in "Issued" for 2.7 yr (first record Jan 31, 2024) with no new permit activity recorded in 2.3 yr.
Accessory dwelling unit at 22 Cypress RdIssuedNo new record in 11.5 yr
0.22 mi E
Active in "Issued" for 11.9 yr (first record Nov 17, 2014) with no new permit activity recorded in 11.5 yr.
New home at 67 Mesa RdIssuedNo new record in 11.6 yr
0.29 mi E
Active in "Issued" for 12.5 yr (first record Apr 21, 2014) with no new permit activity recorded in 11.6 yr.

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 94956

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Pt. Reyes Station$1,901±$237

ZIP 94956$1,847±$213

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94956(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$1,542,479

ACS Median Home Value · Pt. Reyes StationCensus ACS 2020–2024 owner-occupied self-reported median

$1,807,000±$572,000

ACS Median Home Value · ZIP 94956Census ACS 2020–2024 owner-occupied self-reported median

$1,972,000±$363,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$395,000Interest rate (%)Loan termClosing costs (%)$39,500

Prop 13 post-purchase property tax estimate

$1,930/mo ($23,163/yr · 1.17%)

Under 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 ($19,750/yr) + local voter-approved bond debt ($2,963/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,963/yrDirect levies / Mello-Roos ($/yr)Check Assessor's property search ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$150/moManagement (%)$228/moMaintenance (%)$150/moCapEx reserve (%)$150/moInsurance ($/mo)$3,300/yrHOA dues ($/mo)Owner utilities ($/mo)

Mapped hazard zone insurance context on this parcel:

Parcel intersects a mapped Moderate Fire Hazard Severity Zone (State Responsibility Area) (State responsibility area). Properties in High or Very High fire hazard zones may require California FAIR Plan + difference-in-conditions (DIC) coverage; verify actual insurability and quotes early.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$9,870
Cash-on-cash return: -27.3%
Cap rate (Year 1 NOI): 0.07%
DSCR (NOI / debt): 0.01x
Break-even gross rent: $15,752/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,850 − Operating $2,733 − Debt $9,987)

Gross scheduled rent$3,000

Vacancy allowance (5%)−$150

Effective gross income$2,850

Prop 13 property tax (1.17%)−$1,930

Property insurance−$275

Management (8%), maintenance (5%) & CapEx (5%)−$528

Net Operating Income (NOI)+$117

Mortgage principal & interest (1,580,000 loan)−$9,987

Net monthly cash flow−$9,870

4. Sensitivity & rent-stabilization ceiling (Unincorporated Marin)

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	−$10,215/mo	-28.2%	$17,018/mo	−$10,278/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,000/mo	−$9,870/mo	-27.3%	$15,752/mo	−$9,763/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	−$9,672/mo	-26.7%	$15,386/mo	−$9,372/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.

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

New commercial building at 95 Cherry Tree Ln
IssuedJul 17, 2025 – Feb 9, 2026

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

3 records

New commercial / non-residential building181073
Demolish & Rebuild Barn
Demolish & Rebuild Barn
Applied
Jul 17, 2025
Issued
Feb 9, 2026
Recorded status
Issued as of Feb 8, 2026
Declared valuation
$150,000
Solar / battery storage165090
Pv 7.02 Kw
Pv 7.02 Kw
Applied
May 18, 2020
Issued
Jul 10, 2020
Recorded status
Issued as of Jul 9, 2020
Declared valuation
$21,980
Addition (adds square footage)162692
Add Ma Br; Conv Gar To Kit; Deck; Rmdl T.D. 7/9/19
Add Ma Br; Conv Gar To Kit; Deck; Rmdl T.D. 7/9/19
Applied
Jun 10, 2019
Issued
Sep 19, 2019
Recorded status
Issued as of Sep 18, 2019
Declared valuation
$525,000

Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Oct 29, 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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: C-ARP-1: Agriculture Residential Planned (Unincorporated Marin)

Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Oct 29, 2026

Parcel facts

Lot size: 42,384 sq ft
Assessor land use: Single-Resid. - Improved
Addresses on parcel: 1

Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Oct 29, 2026

Official records

Assessor's property search
Search by parcel number 119-081-35. Assessed value is not market value.
Property tax bill
Search by parcel number 119-081-35 (Marin County Tax Collector)
County permit lookup
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
FEMA Flood Map Service Center
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.

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

−$10,215/mo

-28.2%

$17,018/mo

−$10,278/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,000/mo

−$9,870/mo

-27.3%

$15,752/mo

−$9,763/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

−$9,672/mo

-26.7%

$15,386/mo

−$9,372/mo