171 Mesa Rd

Point Reyes Station 94956 · Pt. Reyes Station · APN 119-162-27 · Unincorporated Marin

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

Executive Verdict · Public-Records Synthesis

Flood:FEMA A Fire zone:Moderate Fire Hazard Severity Zone (State Responsibility Area)ADU screen:Likely eligible Benchmark est.:$1,807,000 Yr 1 Prop 13 est.:$1,769/mo

Zoned C-RMP-1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,807,000 ($1,590,000–$2,024,000).

Upsides & Opportunities

Ministerial ADU / JADU pathway likely eligibleDetails ↓
Zone C-RMP-1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
1 documented municipal building permit on fileDetails ↓
On-parcel permit history is indexed through Oct 15, 2026, 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)

Watchouts & Due Diligence

FEMA Special Flood Hazard Area (A, about 21% of the lot of lot)Details ↓
Zone A: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
CAL FIRE Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot of lot)Details ↓
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)
6 slow or stalled nearby projects within ½ mileDetails ↓
Closest lead: New home at 11815 State Route (0.4 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)
Year 1 Prop 13 tax reset (~$21,231/yr at $1,807,000)Details ↓
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,769/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.

What's changing nearby

Since November 2024 within ½ mile: 6 permitted, 5 proposed or in review; 2 commercial or mixed-use projects.

9 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.

111 permits within ½ mile since November 2024

New construction22 · 3 units
Adds housing (ADU)4 · 4 units
Additions & renovations7
Building systems68
Other10

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 Nov 13, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$1,807,000

Benchmark range: $1,590,000 – $2,024,000

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 (43,124 sq ft, +11.4% lot-size adjustment vs 6,000 sq ft standard lot); +$185,157
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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

Likely eligible

Zoned C-RMP-1 (multifamily residential): state law allows ADUs where homes are allowed.
On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.

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-RMP-1 (multifamily residential), 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-RMP-1 (multifamily residential), 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 hazard, about 79% of the lotZone A: 1% annual chance flood (Special Flood Hazard Area), about 21% of the lotFIRM panel 06041C0233D, effective May 4, 2009. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since November 2023

Accessory dwelling unit (new or conversion)2

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 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-RMP-1 as multifamily residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

38 events · 15 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 (15)

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

StalledAccessory dwelling unit at 27 Knob Hill RdIssued
0.16 mi SE
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
StalledNew home at 67 Mesa RdIssued
0.24 mi N
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
StalledAccessory dwelling unit at 22 Cypress RdIssued
0.29 mi N
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
StalledNew home at 220 Mesa RdIssued
0.11 mi W
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
StalledNew home at 45 Knob Hill RdIssued
0.16 mi SE
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
StalledNew home at 58 Viento WayIssued
0.49 mi E
Permit issued and active for 9.1 yr (first record Sep 21, 2017), with no completion or new permit record in 8.8 yr. · 1 unit · $325,000 declared valuation

202610 events

Nov 5, 2026 – Nov 6, 2026Snapshot windowNearby snapshot change
0.32 mi SE
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
Oct 31, 2026 – Nov 4, 2026Snapshot windowNearby snapshot change
0.47 mi NE
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
Oct 30, 2026 – Oct 31, 2026Snapshot windowNearby snapshot change
0.33 mi SE
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
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.3 mi N
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
Oct 15, 2026Permit applied
On this parcel
Other permit application filed (B48794)
Current status: Issued
Declared valuation: $20,660 · Contractor: Sunrun Installation Services Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Oct 15, 2026Permit issued
On this parcel
Other permit issued (B48794)
Recorded status: Issued
Declared valuation: $20,660 · Contractor: Sunrun Installation Services Inc
Turnaround:Issued same day as application
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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
0.37 mi NW
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 26, 2026Nearby project · Issued
0.42 mi S
New commercial building at 100 6th St — Issued
100 6th St · $2,416,387 valuation
Records span Nov 25, 2025 to Feb 26, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Feb 9, 2026Nearby project · Issued
0.42 mi NW
New commercial building at 95 Cherry Tree Ln — Issued
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)

20255 events

Oct 30, 2025Nearby project · Issued
0.21 mi E
Accessory dwelling unit at 25 Knob Hill Rd — Issued
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)
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)
Sep 24, 2025Nearby project · Issued
0.34 mi E
New home at 54 Viento Way — Issued
54 Viento Way · 1 unit · $200,000 valuation
Records span Dec 22, 2023 to Sep 24, 2025 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2.9 yr (first record Dec 22, 2023), with no completion or new permit record in 14 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Sep 17, 2025Nearby project · Applied
0.45 mi SE
5 new homes at 11401 State Route — Applied
11401 State Route · 5 units · $1,200,000 valuation
Records span Apr 10, 2024 to Sep 17, 2025 (1 permit).
⏱ Slow turnaround:In "Applied" for 2.6 yr (since Apr 10, 2024), with no new permit record in 14 mo.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Sep 2, 2025Nearby project · Issued
0.16 mi SE
Accessory dwelling unit at 45 A Knob Hill Rd — Issued
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)

Showing 15 of 38 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 · 10 active builders

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

New home at 11815 State RouteApplied>90th pct review time (6 yr)$780,000
0.4 mi E
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).
5 new homes at 11401 State RouteApplied>90th pct review time (2.6 yr)5 units
0.45 mi SE
In "Applied" for 2.6 yr (since Apr 10, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (5 housing units, $1,200,000 declared valuation across 1 permit).
New home at 50 Knob Hill RdIssuedNo new record in 3.2 yr$2,100,000
0.14 mi SE
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).
New home at 45 Knob Hill RdIssuedNo new record in 9.2 yr$1,400,000
0.16 mi SE
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).
New home at 350 Mesa RdIssuedNo new record in 3.3 yr$1,370,000
0.22 mi S
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).
New home at 17 Cypress RdIssuedNo new record in 21 mo$1,075,000
0.26 mi NW
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 builders & contractors connected to this area (10)

Entity-resolved across corporate suffixes (INC / LLC / CORP)

Builder / contractor	Primary specialty	Here / ½ mi	½ mi valuation	Citywide 24m trend
Sunrun Installation Services	Other	1 on parcel1 in ½ mi	$20,660	0 vs 0 prior
Owner Builder Recent nearby: 11919 State Route 1 (Oct 21, 2026)	New garage / accessory structure	18 in ½ mi	$5,496,800	226 vs 240 prior−6%
Midstate Construction Recent nearby: 600 A St - Shed (Nov 3, 2016)	Remodel / interior alteration	8 in ½ mi	$1,603,179	1 vs 2 prior
Korhummel Paul Frederick Recent nearby: 332 Mesa Rd Was 330 (Apr 14, 2021)	New garage / accessory structure	5 in ½ mi	$1,420,000	0 vs 0 prior
Lunny Grading And Paving Recent nearby: 100 6th St (Feb 26, 2026)	New garage / accessory structure	4 in ½ mi	$2,521,387	4 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	4 vs 1 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
Owner Recent nearby: 11465 State Route 1 (Apr 11, 2018)	Accessory dwelling unit (new or conversion)	3 in ½ mi	$180,000	25 vs 15 prior+67%
Harris Brent Recent nearby: 60 Viento Way (Aug 20, 2019)	Accessory dwelling unit (new or conversion)	2 in ½ mi	$615,000	0 vs 0 prior

How long projects typically spend in review in Unincorporated Marin

Empirical turnaround from application to issuance (trailing 5 years)

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)
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)
OtherOn this parcel	1,560	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.

Ownership & rental scenario calculator

Prop 13, ADU pro forma & 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 (%)$361,000Interest rate (%)Loan termClosing costs (%)$36,100

Prop 13 post-purchase property tax estimate

$1,767/mo ($21,208/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 ($18,050/yr) + local voter-approved bond debt ($2,708/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,708/yrDirect levies / Mello-Roos ($/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.
Parcel intersects a FEMA Special Flood Hazard Area (Zone A: 1% annual chance flood (Special Flood Hazard Area)). Federally backed mortgages require flood insurance in SFHA zones.

ADU / JADU Value-Add Pro Forma

Gov. Code § 66314: Likely eligible· 2 ADUs permitted within ¼ mi (36m)

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.

Standalone preview: 5.9% yield on cost (−$338/mo)

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$8,847
Cash-on-cash return: -26.7%
Cap rate (Year 1 NOI): 0.19%
DSCR (NOI / debt): 0.03x
Break-even gross rent: $14,431/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,850 − Operating $2,570 − Debt $9,127)

Gross scheduled rent$3,000

Vacancy allowance (5%)−$150

Effective gross income$2,850

Prop 13 property tax (1.17%)−$1,767

Property insurance−$275

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

Net Operating Income (NOI)+$280

Mortgage principal & interest (1,444,000 loan)−$9,127

Net monthly cash flow−$8,847

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	−$9,192/mo	-27.8%	$15,591/mo	−$9,242/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,000/mo	−$8,847/mo	-26.7%	$14,431/mo	−$8,727/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	−$8,650/mo	-26.1%	$14,096/mo	−$8,336/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.

Permit history on this parcel

1 records

OtherB48794
Applied
Oct 15, 2026
Issued
Oct 15, 2026
Recorded status
Issued as of Oct 15, 2026
Declared valuation
$20,660
Contractor:
Sunrun Installation Services

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.

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 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.

Zoning & planning

Zoning: C-RMP-1: Residential Multiple Planned (Unincorporated Marin)

Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 13, 2026

Parcel facts

Lot size: 43,124 sq ft
Assessor land use: Single-Resid. - Improved
Addresses on parcel: 1

Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026

Official records

Assessor's property search
Search by parcel number 119-162-27. Assessed value is not market value.
Property tax bill
Search by parcel number 119-162-27 (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.

Builder / contractor

Primary specialty

Here / ½ mi

½ mi valuation

Citywide 24m trend

Sunrun Installation Services

Other

1 on parcel1 in ½ mi

$20,660

0 vs 0 prior

Owner Builder

Recent nearby: 11919 State Route 1 (Oct 21, 2026)

New garage / accessory structure

18 in ½ mi

$5,496,800

226 vs 240 prior−6%

Midstate Construction

Recent nearby: 600 A St - Shed (Nov 3, 2016)

Remodel / interior alteration

8 in ½ mi

$1,603,179

1 vs 2 prior

Korhummel Paul Frederick

Recent nearby: 332 Mesa Rd Was 330 (Apr 14, 2021)

New garage / accessory structure

5 in ½ mi

$1,420,000

0 vs 0 prior

Lunny Grading And Paving

Recent nearby: 100 6th St (Feb 26, 2026)

New garage / accessory structure

4 in ½ mi

$2,521,387

4 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

4 vs 1 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

Owner

Recent nearby: 11465 State Route 1 (Apr 11, 2018)

Accessory dwelling unit (new or conversion)

3 in ½ mi

$180,000

25 vs 15 prior+67%

Harris Brent

Recent nearby: 60 Viento Way (Aug 20, 2019)

Accessory dwelling unit (new or conversion)

2 in ½ mi

$615,000

0 vs 0 prior

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

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)

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

99d

148d

233d

443d

152d(vs 150d prior)

OtherOn this parcel

1,560

71d

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

−$9,192/mo

-27.8%

$15,591/mo

−$9,242/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,000/mo

−$8,847/mo

-26.7%

$14,431/mo

−$8,727/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

−$8,650/mo

-26.1%

$14,096/mo

−$8,336/mo