Lagunitas 94938 · Lagunitas · APN 170-051-04 · Unincorporated Marin
Zoned R1-B3-SGV in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,123,000 ($988,000–$1,258,000).
Zoned R1-B3-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 23,217 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Sep 19, 2022, 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)
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: 1 proposed or in review.
1 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.
36 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.
$1,123,000
Benchmark range: $988,000 – $1,258,000
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)
HVAC / heat pump (165216): Pending in review for 6.3 yr — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: New home at 100 Lagunitas Rd (0.12 mi S, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
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 R1-B3-SGV 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 12.8 yr (first record Feb 10, 2014), with no completion or new permit record in 12.8 yr. · $300 declared valuation
Permit issued and active for 16.9 yr (first record Dec 31, 2009), with no completion or new permit record in 11.8 yr. · 1 unit · $238,795 declared valuation
Permit issued and active for 10.4 yr (first record Jun 27, 2016), with no completion or new permit record in 8.3 yr. · 1 unit · $230,000 declared valuation
Permit issued and active for 9.4 yr (first record Jun 14, 2017), with no completion or new permit record in 7.5 yr. · 1 unit · $165,000 declared valuation
In "Applied" for 20 mo (since Mar 27, 2025), with no new permit record in 20 mo. · 1 unit · $50,000 declared valuation
Nearby other (7391 Sir Francis Drake Blvd): First appeared in published agency feed
Record B48944 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (10 Redonda Ave): First appeared in published agency feed
Record B48895 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (259 Castro St): First appeared in published agency feed
Record B48919 · 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 $980,329 in September 2025 to $1,044,557 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
Annual ZIP 94938 home-value index checkpoint
Changed from $1,021,850 in September 2024 to $980,329 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
40 Lagunitas Rd · 1 unit · $50,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94938 home-value index checkpoint
Changed from $1,003,796 in September 2023 to $1,021,850 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
Annual ZIP 94938 home-value index checkpoint
Changed from $1,041,583 in September 2022 to $1,003,796 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
Annual ZIP 94938 home-value index checkpoint
Changed from $997,851 in September 2021 to $1,041,583 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
Windows / doors / siding permit application filed (B31107)
Current status: Issued
Replace 3 windows and 1 entry door set. — Non-structural Door/Window Replacement · Declared valuation: $10,000 · Contractor: Good Bones Design Build Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Windows / doors / siding permit issued (B31107)
Recorded status: Issued
Replace 3 windows and 1 entry door set. — Non-structural Door/Window Replacement · Declared valuation: $10,000 · Contractor: Good Bones Design Build Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
110 Mountain View Ave · 1 unit · $27,944 valuation
Records span Jul 25, 2018 to Oct 5, 2021 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94938 home-value index checkpoint
Changed from $820,522 in September 2020 to $997,851 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94938 (not a parcel appraisal)
22 Resaca Ave · 1 unit · $450,000 valuation
Records span Aug 1, 2018 to Apr 8, 2021 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
HVAC / heat pump permit application filed (165216)
Current status: Applied
Replace Fau With Radiant Floor Heat. · Declared valuation: $20,000 · Contractor: Good Bones Design Build Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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 →Pending in review for 6.3 yr — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
Active in "Issued" for 10.4 yr (first record Jun 27, 2016) with no new permit activity recorded in 8.3 yr.
Active in "Issued" for 16.9 yr (first record Dec 31, 2009) with no new permit activity recorded in 11.8 yr.
Active in "Issued" for 12.8 yr (first record Feb 10, 2014) with no new permit activity recorded in 12.8 yr.
Active in "Issued" for 9.4 yr (first record Jun 14, 2017) with no new permit activity recorded in 7.5 yr.
In "Applied" for 20 mo (since Mar 27, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Good Bones Design Build | HVAC / heat pump | 2 on parcel2 in ½ mi | $30,000 | 0 vs 0 prior |
| Owner Recent nearby: 40 Escondida Ln (Feb 7, 2019) | Demolition | 8 in ½ mi | $637,095 | 25 vs 15 prior+67% |
| Owner Builder Recent nearby: 7349 Sir Francis Drake Blvd (Apr 23, 2026) | Remodel / interior alteration |
| 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 94938
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 ($11,250/yr) + local voter-approved bond debt ($1,688/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.
−$55,694/yr
Cash needed: $247,500
NOI: $12,570/yr
P&I: $5,689/mo
For $0/mo net cash flow
At $3,150/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 | $2,898/mo | −$5,003/mo | -24.3% | $9,882/mo | −$4,993/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,150/mo | −$4,641/mo | -22.5% | $9,146/mo | −$4,453/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,339/mo | −$4,433/mo | -21.5% | $8,934/mo | −$4,041/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.
Replace 3 windows and 1 entry door set. — Non-structural Door/Window Replacement
Replace Fau With Radiant Floor Heat.
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
0.53 acres
Assessor's classification for assessment purposes. This is not zoning.
115 MOUNTAIN VIEW AVE
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 170-051-04. Assessed value is not market value.
Search by parcel number 170-051-04 (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.
| 5 in ½ mi |
| $793,000 |
| 226 vs 240 prior−6% |
| Gerrit Roze Construction Recent nearby: 110 Mountain View Ave (Oct 16, 2019) | Addition (adds square footage) | 3 in ½ mi | $657,944 | 0 vs 0 prior |
| Raddue Construction Recent nearby: 28 Resaca Ave (Sep 18, 2017) | Addition (adds square footage) | 1 in ½ mi | $150,000 | 0 vs 0 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) |
| HVAC / heat pumpOn this parcel | 2,946 | 0d | 0d | 0d | 0d | 0d |
| Windows / doors / sidingOn this parcel | 1,476 | 0d | 0d | 0d | 5d | 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.