Point Reyes Station 94956 · Pt. Reyes Station · APN 119-196-01 · Unincorporated Marin
Zoned C-RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,842,000 ($1,621,000–$2,063,000).
Zone C-RA-B2 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
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Aug 19, 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.
$1,842,000
Benchmark range: $1,621,000 – $2,063,000
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)
Solar / battery storage (182337): Issued after 3 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: 5 new homes at 11401 State Route (0.12 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)
Since November 2024 within ½ mile: 3 permitted, 5 proposed or in review; 1 commercial or mixed-use project.
5 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.
123 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.
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-RA-B2 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 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 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 9.9 yr (first record Dec 12, 2016), with no completion or new permit record in 9.3 yr. · 1 unit · $795,000 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 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
Permit issued and active for 5.2 yr (first record Aug 24, 2021), with no completion or new permit record in 5.1 yr. · $10,500 declared valuation
Nearby solar / battery storage (4 Giacomini Rd): Description text was updated
Record 94601 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): Description text was updated
Record 94612 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): Description text was updated
Record 94613 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): Description text was updated
Record 94614 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): Description text was updated
Record 94615 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): Description text was updated
Record 94616 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): Description text was updated
Record 94617 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): Description text was updated
Record 94618 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
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 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 solar / battery storage (4 Giacomini Rd): First appeared in published agency feed
Record 94612 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): First appeared in published agency feed
Record 94613 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): First appeared in published agency feed
Record 94614 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): First appeared in published agency feed
Record 94615 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby solar / battery storage (4 Giacomini Rd): First appeared in published agency feed
Record 94616 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff 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 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).
Issued after 3 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Issued after 5 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
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).
Active in "Issued" for 9.9 yr (first record Dec 12, 2016) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $795,000 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).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Sun Solar Electric | Electrical / panel | 2 on parcel2 in ½ mi | $100,299 | 0 vs 0 prior |
| American Solar | Solar / battery storage | 1 on parcel1 in ½ mi | $49,412 | 0 vs 0 prior |
| Stevenson Mechanical | HVAC / heat pump | 1 on parcel1 in ½ mi | $38,410 | 0 |
| 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) |
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 ($18,400/yr) + local voter-approved bond debt ($2,760/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.
−$108,694/yr
Cash needed: $404,800
NOI: $2,954/yr
P&I: $9,304/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 | −$9,403/mo | -27.9% | $15,885/mo | −$9,455/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$9,058/mo | -26.9% | $14,703/mo | −$8,940/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 | −$8,860/mo | -26.3% | $14,361/mo | −$8,549/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.
5.22kw Dc Roof-Mounted Pv Array W/ 15kwh Battery Ess Installation
New Circuits / Outlets
ReRoofing; With Electronic Inspection
Installation of 9.84kW PV system on rooftop, flushmount. (24) 410w PV Modules, (12) RSD devices, Installation of ESS system (2)20.48kWh batteries (40.96kWh total capacity), (2)15kW Inverter/Controller, (1)ESS Disconnect Switch, (1)Concrete pad for ESS.
We are only removing and replacing one section of the roof 9 sq. The whole roof is 48 sq. — ReRoofing; With Electronic Inspection
Remove (E) Type 2 Hood And Replace W/ (N) Type 1 & Associated Ducting + Electrical T.D. 11/29/23
DUCT REPLACEMENT ONLY — Replace Ductwork
Remove and Replace Furnace with Bryant 95% AFUE Furnace Model# 915SB036060E14 complete with all final connections. — Replace Mechanical Appliance
Remove Vrustic siding with Redwood siding — Siding Replacement
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
0.94 acres
Assessor's classification for assessment purposes. This is not zoning.
503 B ST
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 119-196-01. Assessed value is not market value.
Search by parcel number 119-196-01 (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.
| Ontop Weather Roofing | Roof replacement | 1 on parcel1 in ½ mi | $24,500 | 0 vs 0 prior |
| North Cal Restoration And Construction | Windows / doors / siding | 1 on parcel1 in ½ mi | $16,300 | 1 vs 0 prior |
| Wine Country Roofing | Roof replacement | 1 on parcel1 in ½ mi | $8,686 | 0 vs 0 prior |
| Elevated Comfort | HVAC / heat pump | 1 on parcel1 in ½ mi | $8,150 | 0 vs 0 prior |
| Aaero Heating And Sheet Metal | HVAC / heat pump | 1 on parcel1 in ½ mi | $6,013 | 0 vs 0 prior |
| Owner Builder Recent nearby: 60 Third St (Sep 15, 2026) | New garage / accessory structure | 14 in ½ mi | $3,986,800 | 226 vs 240 prior−6% |
| Midstate Construction Recent nearby: 600 A St - Unit 1 J (Nov 3, 2016) | New garage / accessory structure | 9 in ½ mi | $1,673,829 | 1 vs 2 prior |
| 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| 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.