Bolinas 94924 · Bolinas · APN 188-150-83 · 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 $2,180,000 ($1,918,000–$2,442,000).
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Apr 21, 2025).
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.
30 permits within ½ mile since November 2024
$2,180,000
Benchmark range: $1,918,000 – $2,442,000
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
General repair (179092): Issued after 2.5 yr (10.8× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
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)
Remodel / interior alteration permit issued (179091)
Recorded status: Issued
Remodel Cottage; Add Utility Room; Replace Deck; Outdoor Shower; Shed · Declared valuation: $435,000 · Contractor: Matarozzi/Pelsinger Builders
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit issued (179092)
Recorded status: Issued
Retaining Wall · Declared valuation: $15,000 · Contractor: Matarozzi/Pelsinger Builders
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Plumbing / water heater / sewer permit application filed (B36330)
Current status: Issued
Add propane tank for pool equipment. Add GFI's to patio area. T off existing gas line for fire bowl. — New Circuits / Outlets; New Plumbing Fixture(s) · Declared valuation: $1,000 · Contractor: Shelby Lamotte
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Plumbing / water heater / sewer permit issued (B36330)
Recorded status: Issued
Add propane tank for pool equipment. Add GFI's to patio area. T off existing gas line for fire bowl. — New Circuits / Outlets; New Plumbing Fixture(s) · Declared valuation: $1,000 · Contractor: Shelby Lamotte
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Pool / spa permit issued (172812)
Recorded status: Issued
New Pool · Declared valuation: $610,000 · Contractor: Matarozzi/Pelsinger Builders
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
General repair permit application filed (179092)
Current status: Issued
Retaining Wall · Declared valuation: $15,000 · Contractor: Matarozzi/Pelsinger Builders
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Remodel / interior alteration permit application filed (179091)
Current status: Issued
Remodel Cottage; Add Utility Room; Replace Deck; Outdoor Shower; Shed · Declared valuation: $435,000 · Contractor: Matarozzi/Pelsinger Builders
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
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)
Pool / spa permit application filed (172812)
Current status: Issued
New Pool · Declared valuation: $610,000 · Contractor: Matarozzi/Pelsinger Builders
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 2.5 yr (10.8× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
Issued after 2.5 yr (11.0× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
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 |
|---|---|---|---|---|
| Matarozzi Pelsinger Builders | General repair | 3 on parcel3 in ½ mi | $1,060,000 | 1 vs 2 prior |
| Sun First | Solar / battery storage | 2 on parcel2 in ½ mi | $121,202 | 0 vs 0 prior |
| Shelby Lamotte | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,000 | 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 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 ($21,800/yr) + local voter-approved bond debt ($3,270/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.
−$133,235/yr
Cash needed: $479,600
NOI: -$956/yr
P&I: $11,023/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 | −$11,448/mo | -28.6% | $18,739/mo | −$11,527/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,000/mo | −$11,103/mo | -27.8% | $17,345/mo | −$11,012/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 | −$10,905/mo | -27.3% | $16,942/mo | −$10,621/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.
Retaining Wall
Remodel Cottage; Add Utility Room; Replace Deck; Outdoor Shower; Shed
Add propane tank for pool equipment. Add GFI's to patio area. T off existing gas line for fire bowl. — New Circuits / Outlets; New Plumbing Fixture(s)
New Pool
Install (5) wall mounted battery/inverter(s). Install (1) 200A back-up panel. Install (2) Tesla Gateway 2
Install 27 roof mounted PV solar modules with 27 micro-inverters. Derate main breaker from 200A to 175A
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
7.25 acres
Assessor's classification for assessment purposes. This is not zoning.
260 HORSESHOE HILL RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 188-150-83. Assessed value is not market value.
Search by parcel number 188-150-83 (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.
| Owner Builder Recent nearby: 300 Horseshoe Hill Rd (Jul 23, 2026) | Accessory dwelling unit (new or conversion) | 5 in ½ mi | $1,550,000 | 226 vs 240 prior−6% |
| 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 |
| 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 |
| 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) |
| Pool / spaOn this parcel | 162 | 84d | 136d | 241d | 393d | 128d(vs 155d 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.