Bolinas 94924 · Bolinas · APN 188-150-67 · Unincorporated Marin
Zoned C-ARP-5 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $2,425,000 ($2,134,000–$2,716,000).
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Sep 4, 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)
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: 1 permitted.
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.
31 permits within ½ mile since November 2024
$2,425,000
Benchmark range: $2,134,000 – $2,716,000
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
Remodel / interior alteration (180938): Issued after 14 mo (5.2× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
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-ARP-5 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 2.5 yr (first record May 30, 2024), with no completion or new permit record in 2.2 yr. · 1 unit · $350,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,796,016 in September 2025 to $1,954,560 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94924 (not a parcel appraisal)
General repair permit application filed (94508)
Current status: Applied
New Foundation Under Entire A D U. Related To Permit 181662
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Pool / spa permit application filed (94426)
Current status: Applied
New In-Ground Pool And Spa With Cover. · Declared valuation: $145,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
300 Horseshoe Hill Rd · 1 unit · $630,000 valuation
Records span Sep 15, 2025 to Jul 23, 2026 (2 permits).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Remodel / interior alteration permit issued (181662)
Recorded status: Issued
A D U Remodel & Addition; Covered Deck; Deck · Declared valuation: $300,000 · Contractor: Precision Build Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (181663)
Recorded status: Issued
Detached Unconditioned Studio; Covered Porch, Generator · Declared valuation: $250,000 · Contractor: Precision Build Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (181664)
Recorded status: Issued
Trellises & Canopies @ Main House · Declared valuation: $150,000 · Contractor: Precision Build Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit issued (181665)
Recorded status: Issued
Unconditioned Water Service Shed; Covered Porch; Generator; Water Tank · Declared valuation: $200,000 · Contractor: Precision Build Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Demolition permit issued (181666)
Recorded status: Issued
Demo 4 Sheds, Accessory Structure, Water Tank, Fence · Declared valuation: $50,000 · Contractor: Precision Build Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Remodel / interior alteration permit issued (180938)
Recorded status: Issued
Remodel Incl: Kitchen, Bath, Lighting, & Interior Doors · Declared valuation: $150,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (181663)
Current status: Issued
Detached Unconditioned Studio; Covered Porch, Generator · Declared valuation: $250,000 · Contractor: Precision Build Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (181664)
Current status: Issued
Trellises & Canopies @ Main House · Declared valuation: $150,000 · Contractor: Precision Build Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
New garage / accessory structure permit application filed (181665)
Current status: Issued
Unconditioned Water Service Shed; Covered Porch; Generator; Water Tank · Declared valuation: $200,000 · Contractor: Precision Build Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Demolition permit application filed (181666)
Current status: Issued
Demo 4 Sheds, Accessory Structure, Water Tank, Fence · Declared valuation: $50,000 · Contractor: Precision Build Corporation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit application filed (93881)
Current status: Applied
Retaining Walls
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 →Issued after 14 mo (5.2× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Issued after 2 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
Issued after 4 mo (2.4× the 55d median) — above the 75th percentile for demolition permits in Unincorporated Marin (median 55d, 75th pct 106d, n=130).
Issued after 5 mo (1.8× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
Pending in review for 10 mo (3.8× the 83d median) — above the 75th percentile for general repair permits in Unincorporated Marin (median 83d, 75th pct 181d, n=693).
Active in "Issued" for 2.5 yr (first record May 30, 2024) with no new permit activity recorded in 2.2 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,181 parcels
Small prior baseline
City baseline: 16.4 / 1k
12 in trailing 24m
Includes 6 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder | Accessory dwelling unit (new or conversion) | 2 on parcel6 in ½ mi | $1,800,000 | 226 vs 240 prior−6% |
| Precision Build | New garage / accessory structure | 5 on parcel5 in ½ mi | $950,000 | 5 vs 0 prior |
| Alternative Roofing Solutions | Roof replacement | 1 on parcel1 in ½ mi |
| 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 94924
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 ($24,250/yr) + local voter-approved bond debt ($3,638/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.
−$150,919/yr
Cash needed: $533,500
NOI: -$3,774/yr
P&I: $12,262/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 | −$12,921/mo | -29.1% | $20,796/mo | −$13,020/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$12,577/mo | -28.3% | $19,249/mo | −$12,505/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 | −$12,379/mo | -27.8% | $18,802/mo | −$12,114/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.
New Foundation Under Entire A D U. Related To Permit 181662
New In-Ground Pool And Spa With Cover.
Demo 4 Sheds, Accessory Structure, Water Tank, Fence
Unconditioned Water Service Shed; Covered Porch; Generator; Water Tank
Trellises & Canopies @ Main House
Detached Unconditioned Studio; Covered Porch, Generator
A D U Remodel & Addition; Covered Deck; Deck
Remodel Incl: Kitchen, Bath, Lighting, & Interior Doors
Retaining Walls
Replace Windows, Doors; Reroof; Change Roof Cornice To Parapet Wall
Tear Off & Re-Roof ****Expired
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
1.97 acres
Assessor's classification for assessment purposes. This is not zoning.
155A HORSESHOE HILL RD; 155 HORSESHOE HILL RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 188-150-67. Assessed value is not market value.
Search by parcel number 188-150-67 (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.
| $5,300 |
| 0 vs 0 prior |
| Seegert Construction Recent nearby: 75 Horseshoe Hill Rd (Oct 29, 2024) | New garage / accessory structure | 4 in ½ mi | $1,249,000 | 0 vs 4 prior |
| Rj Heffelfinger Construction Merged: R J HEFFELFINGER CONSTRUCTION · RJ HEFFELFINGER CONSTRUCTION INC Recent nearby: 330 Horseshoe Hill Rd (Sep 10, 2020) | Remodel / interior alteration | 3 in ½ mi | $220,000 | 0 vs 1 prior |
| Matarozzi Pelsinger Builders Recent nearby: 260 Horseshoe Hill Rd (Apr 21, 2025) | Pool / spa | 2 in ½ mi | $1,045,000 | 1 vs 2 prior |
| Hendrickson Pools Recent nearby: 120 Horseshoe Hill Rd (Aug 8, 2018) | Pool / spa | 2 in ½ mi | $170,000 | 3 vs 4 prior |
| Cairn Construction Recent nearby: 120 Horseshoe Hill Rd (Sep 30, 2015) | Addition (adds square footage) | 2 in ½ mi | $135,000 | 0 vs 0 prior |
| Birdhouse Builders Recent nearby: 60 Horseshoe Hill Rd (Jul 20, 2026) | Addition (adds square footage) | 1 in ½ mi | $1,000,000 | 0 vs 0 prior |
| Floyd Construction Recent nearby: 825 Olema Bolinas Rd (Jun 11, 2026) | Remodel / interior alteration | 1 in ½ mi | $500,000 | 3 vs 5 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| DemolitionOn this parcel | 130 | 11d | 55d | 106d | 261d | 80d(vs 56d prior) |
| Addition (adds square footage) | 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) |
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.