Point Reyes Station 94956 · Pt. Reyes Station · APN 119-122-03 · Unincorporated Marin
Zoned C-ARP-1 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,622,000 ($1,427,000–$1,817,000).
On-parcel permit history is indexed through Jun 10, 2015, 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)
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)
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: 6 permitted; 1 commercial or mixed-use project.
7 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.
66 permits within ½ mile since November 2024
$1,622,000
Benchmark range: $1,427,000 – $1,817,000
Closest lead: New home at 11815 State Route (0.43 mi E, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,592/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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.
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-ARP-1 as agricultural, 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 14.7 yr (first record Mar 2, 2012), with no completion or new permit record in 12.7 yr. · 1 unit · $100,000 declared valuation
Permit issued and active for 12.6 yr (first record Apr 21, 2014), with no completion or new permit record in 11.7 yr. · 1 unit · $172,000 declared valuation
Permit issued and active for 12 yr (first record Nov 17, 2014), with no completion or new permit record in 11.6 yr. · 1 unit · $220,000 declared valuation
Permit issued and active for 10.8 yr (first record Feb 3, 2016), with no completion or new permit record in 10.6 yr. · 1 unit · $500,000 declared valuation
Permit issued and active for 9.5 yr (first record May 8, 2017), with no completion or new permit record in 9.2 yr. · 1 unit · $1,400,000 declared valuation
Permit issued and active for 8.1 yr (first record Oct 18, 2018), with no completion or new permit record in 7.2 yr. · 1 unit · $290,000 declared valuation
Nearby electrical / panel (55 Manana Way): First appeared in published agency feed
Record B49035 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (5 Campolindo Dr): First appeared in published agency feed
Record B48985 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby windows / doors / siding (41 Viento Way): First appeared in published agency feed
Record B48967 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
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
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)
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)
95 Cherry Tree Ln · $150,000 valuation
Records span Jul 17, 2025 to Feb 9, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
25 Knob Hill Rd · 1 unit · $21,200 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 $1,589,298 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)
54 Viento Way · 1 unit · $200,000 valuation
Records span Dec 22, 2023 to Sep 24, 2025 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
45 A Knob Hill Rd · 1 unit · $375,000 valuation
Records span Jun 5, 2025 to Sep 2, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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)
17 Cypress Rd · 1 unit · $1,075,000 valuation
Records span Oct 15, 2024 to Feb 5, 2025 (2 permits).
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)
47 Cypress Rd · $650,000 valuation
Records span Jan 31, 2024 to Jul 18, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
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 →In "Applied" for 6 yr (since Nov 17, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $780,000 declared valuation across 1 permit).
Active in "Issued" for 2.1 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).
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).
Active in "Issued" for 4.1 yr (first record Oct 17, 2022) with no new permit activity recorded in 3.2 yr. High-impact scale (1 housing unit, $2,100,000 declared valuation across 1 permit).
Active in "Issued" for 9.5 yr (first record May 8, 2017) with no new permit activity recorded in 9.2 yr. High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
Active in "Issued" for 4.3 yr (first record Jul 21, 2022) with no new permit activity recorded in 3.3 yr. High-impact scale (1 housing unit, $1,370,000 declared valuation across 1 permit).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Matthews John T And Jackie | Remodel / interior alteration | 1 on parcel1 in ½ mi | $60,000 | 0 vs 0 prior |
| Owner Builder Recent nearby: 11919 State Route 1 (Oct 21, 2026) | New garage / accessory structure | 15 in ½ mi | $5,337,500 | 226 vs 240 prior−6% |
| Korhummel Paul Frederick Recent nearby: 332 Mesa Rd Was 330 (Apr 14, 2021) |
| 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 ($16,200/yr) + local voter-approved bond debt ($2,430/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.
−$92,815/yr
Cash needed: $356,400
NOI: $5,484/yr
P&I: $8,192/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 | −$8,079/mo | -27.2% | $14,038/mo | −$8,115/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$7,735/mo | -26.0% | $12,993/mo | −$7,600/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 | −$7,537/mo | -25.4% | $12,691/mo | −$7,208/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.
Convert Garage Into Liv. Rm, Rplc Water Htr, Rplc Shingles, Electric, Plumb. Wk T.D. 4/15/15
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
4.82 acres
Assessor's classification for assessment purposes. This is not zoning.
85 MESA RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 119-122-03. Assessed value is not market value.
Search by parcel number 119-122-03 (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.
| New garage / accessory structure |
| 5 in ½ mi |
| $1,420,000 |
| 0 vs 0 prior |
| Paul Frederick Korhummel Recent nearby: 47 Cypress Rd (Adu 47 A) (Jul 6, 2026) | Remodel / interior alteration | 4 in ½ mi | $905,000 | 2 vs 2 prior |
| Hawley Building Recent nearby: 54 Viento Way (Sep 24, 2025) | New garage / accessory structure | 4 in ½ mi | $490,000 | 2 vs 3 prior |
| Tomrose Construction Recent nearby: 350 Mesa Rd (Jul 27, 2023) | Addition (adds square footage) | 3 in ½ mi | $1,925,000 | 0 vs 2 prior |
| Rodoni Construction Recent nearby: 14 Winn Ln (Jan 26, 2016) | New garage / accessory structure | 2 in ½ mi | $750,000 | 0 vs 0 prior |
| Creedence Recent nearby: 260 Mesa Rd (Mar 17, 2015) | New garage / accessory structure | 2 in ½ mi | $225,000 | 0 vs 0 prior |
| Owner Recent nearby: 50 Manana Way (Feb 25, 2016) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $155,000 | 25 vs 15 prior+67% |
| Redhorse Constructors Recent nearby: 42 Cypress Rd (Nov 12, 2019) | New single-family home | 1 in ½ mi | $2,750,000 | 0 vs 4 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d 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) |
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.