Point Reyes Station 94956 · Pt. Reyes Station · APN 119-198-20 · Unincorporated Marin
Zoned C-RMP-6.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,953,000 ($1,719,000–$2,187,000).
Zone C-RMP-6.5 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 (33 total permits, latest Sep 21, 2017).
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.
$1,953,000
Benchmark range: $1,719,000 – $2,187,000
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)
Other (156572): Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
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: 4 permitted, 5 proposed or in review; 1 commercial or mixed-use project.
6 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.
128 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-RMP-6.5 as multifamily 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 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 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 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Issued after 7 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
Issued after 7 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
Issued after 7 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Midstate Construction | HVAC / heat pump | 32 on parcel32 in ½ mi | $1,869,294 | 1 vs 2 prior |
| Power Pole Service | Electrical / panel | 1 on parcel1 in ½ mi | $550 | 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 |
| 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) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 205d prior) |
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 ($19,550/yr) + local voter-approved bond debt ($2,933/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.
−$116,995/yr
Cash needed: $430,100
NOI: $1,631/yr
P&I: $9,886/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 | −$10,094/mo | -28.2% | $16,850/mo | −$10,156/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$9,750/mo | -27.2% | $15,596/mo | −$9,641/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 | −$9,552/mo | -26.6% | $15,234/mo | −$9,250/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.
Temporary Corridors & Stairs (4)
Repl Ext Stairs (4)
Temp Power Pole for construction trailers. ok'd by Curtis Havel in Planning. — New Circuits / Outlets
Remod/Upgrades/Windows T.D. 6/7/16
Remod/Addn/Siding/ Re-Roof/Ada Upgrades
Elec, Plumb, Mech, Windows, Move Wall T.D. 6/7/16
Elec, Plumb, Mech, Windows 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/7/16
Elec, Plumb, Mech, Windows T.D 6/7/16
Elec, Plumb, Mech, Windows 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/7/16
Elec, Plumb, Mech, Windows 6/7/16
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
1.50 acres
Assessor's classification for assessment purposes. This is not zoning.
600 A ST
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 119-198-20. Assessed value is not market value.
Search by parcel number 119-198-20 (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.
| 226 vs 240 prior−6% |
| 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 |
| Hawley Building Recent nearby: 54 Viento Way (Sep 24, 2025) | New garage / accessory structure | 4 in ½ mi | $490,000 | 4 vs 1 prior |
| 24 Seven Construction Recent nearby: 40 Third St (Aug 3, 2023) | Commercial tenant improvement | 3 in ½ mi | $779,500 | 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% |
| Arndt Robert Constr Recent nearby: 147 Mesa Rd (Jul 31, 2017) | New garage / accessory structure | 2 in ½ mi | $800,000 | 0 vs 0 prior |
| 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 |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage)On this parcel | 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) |
| HVAC / heat pumpOn this parcel | 2,946 | 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.
Remod/Upgrades/Windows/Ada 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/7/16
Elec, Plumb, Mech, Windows, Ada T.D. 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/27/16
Remod/Upgrades/Windows/Ada T.D. 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/7/16
Add 3 Trellis- Over Patio, Garden, & Trash Encl T.D. 6/1/16
Add Maintenance Shed T.D. 6/7/16
Bicycle Storage Shed W/Porch T.D. 6/7/16
Pre-Fab Garden Shed/Remve From Scope Of Work By Archit. T.D. 6/7/16 [Withdrawn By Applicant Kf]
Elec, Plumb, Mech, Windows T.D. 6/7/16
Elec, Plumb, Mech, Windows
Remod/Upgrades/Windows/Ada
Elec, Plumb, Mech, Windows 6/7/16
Elec, Plumb, Mech, Windows T.D. 6/27/16
Elec, Plumb, Mech, Windows T.D. 6/27/16
Elec, Plumb, Mech, Windows***Expired T.D. 6/27/16