Mill Valley 94941 · APN 197-120-12 · Unincorporated Marin
Zoned OA in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,181,000 ($1,854,000–$2,508,000).
On-parcel permit history is indexed through Apr 21, 2025, 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)
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.
2 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
$2,181,000
Benchmark range: $1,854,000 – $2,508,000
New commercial building at 100 Old Railroad Grade Fire Rd: Active in "Issued" for 13.5 yr (first record May 9, 2013) with no new permit activity recorded in 11.1 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,128/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 OA as open space, 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 13.5 yr (first record May 9, 2013), with no completion or new permit record in 11.1 yr. · $60,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,980,059 in September 2025 to $2,181,389 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
Annual ZIP 94941 home-value index checkpoint
Changed from $2,042,452 in September 2024 to $1,980,059 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
Other permit issued (179094)
Recorded status: Issued
Move Existing Propane Tank · Declared valuation: $9,800 · Contractor: Advanced Alternative Energy Solutions
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Other permit application filed (179094)
Current status: Issued
Move Existing Propane Tank · Declared valuation: $9,800 · Contractor: Advanced Alternative Energy Solutions
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94941 home-value index checkpoint
Changed from $2,038,275 in September 2023 to $2,042,452 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
Roof replacement permit application filed (B38362)
Current status: Issued
Tear off existing comp shingles install new Class A comp SHingles. 22 squares or 2200 sqft — ReRoofing; With Electronic Inspection · Declared valuation: $32,998 · Contractor: Green Leaf Roofing
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B38362)
Recorded status: Issued
Tear off existing comp shingles install new Class A comp SHingles. 22 squares or 2200 sqft — ReRoofing; With Electronic Inspection · Declared valuation: $32,998 · Contractor: Green Leaf Roofing
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (176785)
Recorded status: Issued
Reroof; Repair To (E) Truss System · Declared valuation: $14,232 · Contractor: Giovacchini Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B36460)
Recorded status: Issued
Composition shingle roof to be replaced with like class a composition shingles for 50squares @ 8/12 pitch. New TPO roofing to flat sections only 4squares @ 0/12 pitch — ReRoofing · Declared valuation: $77,000 · Contractor: Northbay Roofing & Gutters Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (176785)
Current status: Issued
Reroof; Repair To (E) Truss System · Declared valuation: $14,232 · Contractor: Giovacchini Construction
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B36447)
Current status: Issued
Members & Keepers Lounge ONLY: T/O existing and install new Class A comp shingle, 2500 sq ft — ReRoofing · Declared valuation: $63,088 · Contractor: Northbay Roofing & Gutters Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit application filed (B36460)
Current status: Issued
Composition shingle roof to be replaced with like class a composition shingles for 50squares @ 8/12 pitch. New TPO roofing to flat sections only 4squares @ 0/12 pitch — ReRoofing · Declared valuation: $77,000 · Contractor: Northbay Roofing & Gutters Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Roof replacement permit issued (B36447)
Recorded status: Issued
Members & Keepers Lounge ONLY: T/O existing and install new Class A comp shingle, 2500 sq ft — ReRoofing · Declared valuation: $63,088 · Contractor: Northbay Roofing & Gutters Inc
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94941 home-value index checkpoint
Changed from $2,149,518 in September 2022 to $2,038,275 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
Annual ZIP 94941 home-value index checkpoint
Changed from $1,944,714 in September 2021 to $2,149,518 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94941 (not a parcel appraisal)
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 →Active in "Issued" for 13.5 yr (first record May 9, 2013) with no new permit activity recorded in 11.1 yr.
Issued after 5 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
Issued after 14 mo (7.5× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Northbay Roofing And Gutters | Roof replacement | 2 on parcel2 in ½ mi | $140,088 | 0 vs 0 prior |
| Hoffmann Construction | Demolition | 2 on parcel2 in ½ mi | $90,000 | 1 vs 0 prior |
| The Electrician | Electrical / panel | 1 on parcel1 in ½ mi | $41,000 | 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) |
| Demolition |
HUD Small Area Fair Market Rent · ZIP 94941
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.
−$124,412/yr
Cash needed: $479,600
NOI: $7,868/yr
P&I: $11,023/mo
For $0/mo net cash flow
At $3,950/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 | $3,634/mo | −$10,822/mo | -27.1% | $18,739/mo | −$10,863/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$10,368/mo | -25.9% | $17,345/mo | −$10,185/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,187/mo | −$10,107/mo | -25.3% | $16,942/mo | −$9,669/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.
IssuedMay 9, 2013 – Oct 6, 2015
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Move Existing Propane Tank
Tear off existing comp shingles install new Class A comp SHingles. 22 squares or 2200 sqft — ReRoofing; With Electronic Inspection
Reroof; Repair To (E) Truss System
Composition shingle roof to be replaced with like class a composition shingles for 50squares @ 8/12 pitch. New TPO roofing to flat sections only 4squares @ 0/12 pitch — ReRoofing
Members & Keepers Lounge ONLY: T/O existing and install new Class A comp shingle, 2500 sq ft — ReRoofing
upgrade electrical system off grid. — Service Upgrade; Replace Mechanical Appliance
A D A Improvements - Demo Ramp, Expand Deck; Build New Ramp T.D. 8/10/16***Expired
Cabin At West Point Inn ( R-1 Ocupancy) T.D 07/03/13***Ext To 11/20/15, 11/20/17 New Design -This Permit Revised Under Alternative Building Code -Wpk
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
549.06 acres
Assessor's classification for assessment purposes. This is not zoning.
100 OLD RAILROAD GRADE FIRE RD
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 13, 2026
Search by parcel number 197-120-12. Assessed value is not market value.
Search by parcel number 197-120-12 (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.
| Green Leaf Roofing | Roof replacement | 1 on parcel1 in ½ mi | $32,998 | 0 vs 0 prior |
| Giovacchini Construction | Roof replacement | 1 on parcel1 in ½ mi | $14,232 | 0 vs 0 prior |
| Advanced Alternative Energy Solutions | Other | 1 on parcel1 in ½ mi | $9,800 | 0 vs 0 prior |
| 130 |
| 11d |
| 55d |
| 106d |
| 261d |
| 80d(vs 56d prior) |
| Addition (adds square footage) | 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) |
| Roof replacementOn this parcel | 3,663 | 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.