Mill Valley 94941 · Tamalpais · APN 200-302-51 · Unincorporated Marin
Zoned RMP-2.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,032,000 ($1,788,000–$2,276,000).
Zone RMP-2.5 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 26, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
50 substantial renovation & housing permits over 24 months (20.5 per 1,000 parcels vs. 16.3 citywide baseline) (#3 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Tamalpais)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$2,032,000
Benchmark range: $1,788,000 – $2,276,000
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)
Closest lead: New home at 535 Tennessee Valley Rd (adu 531) (0.36 mi NE, 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)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,985/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 homes completed, 2 permitted, 1 proposed or in review.
4 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.
194 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 14, 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 14, 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 RMP-2.5 as multifamily 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 9.6 yr (first record Apr 11, 2017), with no completion or new permit record in 9.6 yr. · $45,000 declared valuation
In "Applied" for 7.4 yr (since Jun 25, 2019), with no new permit record in 7.4 yr. · 1 unit · $120,000 declared valuation
In "Entitled" for 5.6 yr (since Mar 31, 2021), with no new permit record in 5.6 yr. · 1 unit
Permit issued and active for 5.7 yr (first record Mar 1, 2021), with no completion or new permit record in 5.3 yr. · 1 unit · $25,000 declared valuation
Permit issued and active for 5.6 yr (first record Mar 30, 2021), with no completion or new permit record in 5.3 yr. · 1 unit · $350,000 declared valuation
In "Applied" for 5.2 yr (since Sep 3, 2021), with no new permit record in 5.2 yr. · 1 unit · $15,000 declared valuation
Nearby remodel / interior alteration (303 Dawn Ct): Description text was updated
Record 94638 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (303 Dawn Ct): Description text was updated
Record 94638 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (303 Dawn Ct): First appeared in published agency feed
Record 94638 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (359 Durant Way): Contractor changed from (blank) to BOLT DOWN THE BAY AREA
Record 182828 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (400 Tennessee Glen Way): First appeared in published agency feed
Record B49038 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (341 Durant Way): First appeared in published agency feed
Record B49036 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (402 Countyview Dr): First appeared in published agency feed
Record 94624 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (343 Durant Way): First appeared in published agency feed
Record B48846 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (359 Durant Way): First appeared in published agency feed
Record 182828 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (359 Durant Way): No longer present in latest agency feed
Record 94342 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (385 Countyview Dr): First appeared in published agency feed
Record B48891 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby other (314 Durant Way): First appeared in published agency feed
Record B48877 · 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 $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)
251 Marin Ave · 1 unit · $260,000 valuation
Records span Oct 28, 2025 to Jun 29, 2026 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Other permit application filed (B46309)
Current status: Issued
Declared valuation: $15,000 · Contractor: Xmag Construction
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 →Active in "Issued" for 6 yr (first record Oct 29, 2020) with no new permit activity recorded in 4 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
In "Applied" for 7.4 yr (since Jun 25, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Applied" for 5.2 yr (since Sep 3, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
In "Entitled" for 5.6 yr (since Mar 31, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Active in "Applied" for 13 mo (first record Oct 21, 2025) with no new permit activity recorded in 13 mo.
Active in "Issued" for 5.7 yr (first record Mar 1, 2021) with no new permit activity recorded in 5.3 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,439 parcels
−7.7% YoY
City baseline: 16.3 / 1k
50 in trailing 24m
Includes 16 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Xmag Construction | Addition (adds square footage) | 1 on parcel3 in ½ mi | $315,000 | 2 vs 1 prior |
| Sun First | Solar / battery storage | 2 on parcel2 in ½ mi | $20,000 | 0 vs 0 prior |
| Rebath By Schicker | Remodel / interior alteration | 1 on parcel1 in ½ mi | $58,000 | 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 | 210d(vs 276d 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 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 ($20,300/yr) + local voter-approved bond debt ($3,045/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.
−$113,585/yr
Cash needed: $446,600
NOI: $9,593/yr
P&I: $10,265/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 | −$9,919/mo | -26.7% | $17,480/mo | −$9,948/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$9,465/mo | -25.4% | $16,179/mo | −$9,271/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 | −$9,205/mo | -24.7% | $15,804/mo | −$8,755/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.
REMOVE AND REPLACE CLASS A COMP SHINGLE ROOF. — ReRoofing; With Electronic Inspection
Battery Backup- Express
Pv Solar 3.924 Kw - Express
Remodel 3 Bathrooms- Express***Expired
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 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 14, 2026
0.09 acres
Assessor's classification for assessment purposes. This is not zoning.
303 VIA RECODO
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 200-302-51. Assessed value is not market value.
Search by parcel number 200-302-51 (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.
| Able Roofing | Roof replacement | 1 on parcel1 in ½ mi | $10,900 | 0 vs 0 prior |
| Owner Builder Recent nearby: 308 Marin Ave (Sep 3, 2025) | Remodel / interior alteration | 13 in ½ mi | $2,039,687 | 226 vs 240 prior−6% |
| Owner Recent nearby: 325 Ross Dr (Aka 323) (Oct 6, 2023) | Remodel / interior alteration | 13 in ½ mi | $1,097,500 | 25 vs 15 prior+67% |
| Philip Kline Gen Cont Recent nearby: 318 Via Recodo (Mar 13, 2019) | Remodel / interior alteration | 6 in ½ mi | $229,000 | 0 vs 0 prior |
| Green Bay Remodeling Recent nearby: 301 Via Recodo (Mar 6, 2024) | Remodel / interior alteration | 5 in ½ mi | $210,000 | 5 vs 5 prior |
| Wingers Erection Recent nearby: 349 Carrera Dr (Apr 21, 2026) | Remodel / interior alteration | 3 in ½ mi | $300,000 | 1 vs 0 prior |
| Bg Construction Recent nearby: 251 Marin Ave (Jun 29, 2026) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $430,000 | 0 vs 0 prior |
| 316 |
| 103d |
| 160d |
| 249d |
| 440d |
| 159d(vs 166d 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) |
| Solar / battery storageOn this parcel | 2,977 | 0d | 0d | 0d | 2d | 0d |
| 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.