8 Patricia Ln
Mill Valley 94941 · Alto · Unincorporated Marin · Coordinates: 37.90707, -122.52506
Executive Verdict · Public-Records Synthesis
Zoned RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,349,000 ($2,067,000–$2,631,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RA-B2 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
- ✓ Documented permitted upgrades (+$79,850 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Jun 16, 2021).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (86320): Pending in review for 6.2 yr — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$27,464/yr at $2,349,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,289/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 19,733 sq ft (0.45 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 8 PATRICIA LN
Zoning & Land Use
RA-B2 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RA-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0467F, 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: $2,067,000 – $2,631,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Electrical / panel (86320) (Applied)On this parcel
Pending in review for 6.2 yr — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Plumbing / water heater / sewer (156402) (Issued)On this parcel
Issued after 3 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- Other (156401) (Issued)On this parcel
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Electrical / panel (156400) (Issued)On this parcel
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Entity-resolved builders & contractors in ½ mile: Jd Mathew Construction (4 on parcel, 4 in ½ mi · Addition (adds square footage)); Marco Design Group (1 on parcel, 1 in ½ mi · Pool / spa); Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (14 in ½ mi · Addition (adds square footage)); Owner (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 168510 | Solar / battery storage | Issued | Iss. Jun 16, 2021 | $55,965 | 13.65kw Rooftop Photovoltaic |
| 86320 | Electrical / panel | Applied | App. Aug 24, 2020 | $15,000 | (52) Generator |
| 156403 | New garage / accessory structure | Issued | Iss. Aug 30, 2017 | $10,000 | Trellis T.D. 8/17/17 |
| 156402 | Plumbing / water heater / sewer | Issued | Iss. Aug 30, 2017 | $5,000 | Firepit T.D. 8/17/17 |
| 156401 | Other | Issued | Iss. Aug 30, 2017 | $15,000 | B B Q T.D. 8/17/17 |