Bolinas 94924 · Bolinas · APN 188-150-78 · 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 $2,299,000 ($2,023,000–$2,575,000).
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Sep 3, 2019).
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.
36 permits within ½ mile since November 2024
$2,299,000
Benchmark range: $2,023,000 – $2,575,000
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
Other (159977): Issued after 3 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)
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)
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)
Annual ZIP 94924 home-value index checkpoint
Changed from $2,016,418 in September 2024 to $1,796,016 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94924 (not a parcel appraisal)
Annual ZIP 94924 home-value index checkpoint
Changed from $2,068,626 in September 2023 to $2,016,418 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94924 (not a parcel appraisal)
75 Horseshoe Hill Rd · 1 unit · $350,000 valuation
Records span May 30, 2024 to Sep 12, 2024 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Annual ZIP 94924 home-value index checkpoint
Changed from $2,113,031 in September 2022 to $2,068,626 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94924 (not a parcel appraisal)
Annual ZIP 94924 home-value index checkpoint
Changed from $2,020,313 in September 2021 to $2,113,031 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94924 (not a parcel appraisal)
1 housing unit completed (161986)
Reported in 2022 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Annual ZIP 94924 home-value index checkpoint
Changed from $1,724,386 in September 2020 to $2,020,313 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94924 (not a parcel appraisal)
352 Lauff Ranch Rd · 1 unit · $8,000 valuation
Records span Mar 19, 2018 to Oct 14, 2019 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Solar / battery storage permit application filed (162513)
Current status: Issued
Pv 14.910 Kw Express · Declared valuation: $28,000 · Contractor: Pac Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Solar / battery storage permit issued (162513)
Recorded status: Issued
Pv 14.910 Kw Express · Declared valuation: $28,000 · Contractor: Pac Solar
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Building permit reported to State HCD for 1 housing unit (161986)
Reported in 2019 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Addition (adds square footage) permit issued (161985)
Recorded status: Issued
Workshop/Studio · Declared valuation: $250,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (161986)
Recorded status: Issued
A D U · Declared valuation: $250,000 · 1 housing unit · Contractor: Owner/Builder
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 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Pending in review for 8.1 yr (35.5× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, 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 | $1,850,000 | 226 vs 240 prior−6% |
| Owner | General repair | 5 on parcel5 in ½ mi | $100,400 | 25 vs 15 prior+67% |
| Pac Solar | Solar / battery storage | 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 ($23,000/yr) + local voter-approved bond debt ($3,450/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.
−$141,897/yr
Cash needed: $506,000
NOI: -$2,336/yr
P&I: $11,630/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 | −$12,169/mo | -28.9% | $19,747/mo | −$12,258/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$11,825/mo | -28.0% | $18,277/mo | −$11,744/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 | −$11,627/mo | -27.6% | $17,853/mo | −$11,352/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.
Finaled / completed1 unitsJan 28, 2019 – Mar 9, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Pv 14.910 Kw Express
A D U
Workshop/Studio
Water Tank, Underground, 8000 Gal, Tank 2
Water Storage Tank, Underground, 8000 Gal, Tank 1
Relocate Garage
Ret Wall West Of Driveway
Ret Wall East Of Garage
Ret Wall West Of Garage
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2022 | —(161986) | ADU · Renter | — | — | 1 (Mar 9, 2022) | — |
| 2019 | —(161986) | ADU · Renter | — | 1 (Jul 8, 2019) | — | — |
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
9.38 acres
Assessor's classification for assessment purposes. This is not zoning.
46 HORSESHOE HILL RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 188-150-78. Assessed value is not market value.
Search by parcel number 188-150-78 (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.
| $28,000 |
| 0 vs 0 prior |
| Precision Build Recent nearby: 155 Horseshoe Hill Rd (May 12, 2026) | New garage / accessory structure | 5 in ½ mi | $950,000 | 5 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 |
| Accessory dwelling unit (new or conversion)On this parcel | 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 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 |
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.