32 Meadow Dr
Mill Valley 94941 · Alto · Unincorporated Marin · Coordinates: 37.90548, -122.51910
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,121,000 ($1,866,000–$2,376,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,059 sq ft lot. Local precedent is active with 10 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Aug 10, 2020, 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)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 55 Thomas Dr (0.38 mi E, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$24,842/yr at $2,121,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,070/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:
- 8,059 sq ft (0.19 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 32 MEADOW DR
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B1, a single-family residential zone. The lot is 8,059 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 06041C0469F, 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: $1,866,000 – $2,376,000 · 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 November 2024)
10 active or recent development projects (10 housing units across completed, permitted, and pipeline stages) and 153 total building permits recorded within ½ mile.
- New construction3 permits (1 units)
- Adds housing (ADU)7 permits (7 units)
- Demolition1 permit
- Additions & renovations17 permits
- Building systems111 permits
- Repairs2 permits
- Other12 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 55 Thomas Dr (Applied)0.38 mi E
In "Applied" for 6.2 yr (since Sep 1, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New home at 30 Shell Rd (Issued)380 ft NE
Active in "Issued" for 2.4 yr (first record Jul 5, 2024) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $2,800,000 declared valuation across 1 permit).
- Accessory dwelling unit at 55 Plaza Dr (adu 55a) (Issued)0.1 mi SE
Active in "Issued" for 2.6 yr (first record Apr 17, 2024) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $790,000 declared valuation across 1 permit).
- Accessory dwelling unit at 36 Meadow Dr (Applied)110 ft W
In "Applied" for 6.7 yr (since Feb 20, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Residential And Commercial Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (34 in ½ mi · Remodel / interior alteration); Owner (21 in ½ mi · Remodel / interior alteration); Drosihn Construction (6 in ½ mi · New single-family home); Kurt Jehling Construction (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B23198 | Roof replacement | Issued | Iss. Aug 10, 2020 | $12,580 | Remove existing roof. Provide and install 80 Mill IB single ply at low sloped roof area dn new asphalt composition shing… |