25 Lincoln Ave
Mill Valley 94941 · Mill Valley · Coordinates: 37.91060, -122.54672
Executive Verdict · Public-Records Synthesis
Zoned RS-6 in Mill Valley and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,203,000 ($1,873,000–$2,533,000).
Upsides & Opportunities
- ✓ Area valuation benchmark anchored at $2,203,000
Estimated range $1,873,000–$2,533,000 derived from area zhvi + acs + permit benchmark and 6,795 sq ft lot geometry.
Source: ZIP 94941 Zillow Home Value Index ($2,181,389, September 2026) (Data provided by Zillow)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
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)
- ! CAL FIRE High Fire Hazard Severity Zone (Local Responsibility Area) (about 82% of the lot of lot)
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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.19 mi S, entitled). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Bulk building permits not published for Mill Valley
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Mill Valley)
Parcel & Assessor
- Lot size:
- 6,795 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 25 LINCOLN AVE
Zoning & Land Use
RS-6 — Single Fam Res (min 6,000 SF) (Mill Valley)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned RS-6 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers about 18% of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned RS-6, a single-family residential zone. Very High Fire Hazard Severity Zone (local responsibility area) covers about 18% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
- SB 9: split into two lotsPossible, with conditions
Zoned RS-6, a single-family residential zone. The lot is 6,795 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Very High Fire Hazard Severity Zone (local responsibility area) covers about 18% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (Local Responsibility Area) (about 82% of the lot, map Mar 24, 2025); Very High Fire Hazard Severity Zone (Local Responsibility Area) (about 18% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0466F, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,873,000 – $2,533,000 · Status: Off market
HUD Small Area FMR (ZIP 94941) · FY 2026
Studio $2,730 · 1BR $3,270 · 2BR $3,960 · 3BR $5,060 · 4BR $5,240
Nearby Activity (½ mile radius, since —)
15 active or recent development projects (19 housing units across completed, permitted, and pipeline stages) and 0 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)0.19 mi S
Active in "Entitled" for 6.2 yr (first record Sep 9, 2020) with no new permit activity recorded in 6.2 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- MFR/Office Overlay (Entitled)0.33 mi S
Active in "Entitled" for 13 mo (first record Oct 13, 2025) with no new permit activity recorded in 13 mo. High-impact scale (5 housing units across 0 permits).
- Replace ADU (Entitled)320 ft SW
Active in "Entitled" for 4.1 yr (first record Sep 19, 2022) with no new permit activity recorded in 4.1 yr.
- JADU Convert Unconditioned (Issued)350 ft SW
Active in "Issued" for 2.6 yr (first record Apr 4, 2024) with no new permit activity recorded in 2.6 yr.
Permit & Project History on This Parcel (0 permits, 0 grouped projects)
No building permits recorded on this parcel in our dataset.