65 Shell Rd
Mill Valley 94941 · Alto · Unincorporated Marin · Coordinates: 37.90597, -122.52280
Executive Verdict · Public-Records Synthesis
Zoned RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AO flood due diligence; benchmark value $2,175,000 ($1,914,000–$2,436,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RA-B2 allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jan 15, 2026, 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
- ! FEMA Special Flood Hazard Area (AO, all of the lot of lot)
Zone AO: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 30 Shell Rd (0.23 mi E, 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)
- ! Year 1 Prop 13 tax reset (~$25,463/yr at $2,175,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,122/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:
- 11,195 sq ft (0.26 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 65 SHELL RD; 65 SHELL RD A
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 AO: 1% annual chance flood (Special Flood Hazard Area) (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: $1,914,000 – $2,436,000 · 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
- New home at 30 Shell Rd (Issued)0.23 mi E
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)0.29 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 70 Shell Rd (Applied)250 ft NW
In "Applied" for 4.2 yr (since Aug 18, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 36 Meadow Dr (Applied)0.19 mi E
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: Lubomir Skokan (1 on parcel, 1 in ½ mi · Windows / doors / siding); Ar Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Hazelton Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (20 in ½ mi · Addition (adds square footage)); Owner (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45480 | Plumbing / water heater / sewer | Issued | Iss. Jan 15, 2026 | $9,000 | GAS LINE REPLACEMENT ON THE GROUND. — New Gas Service |
| B27257 | Windows / doors / siding | Issued | Iss. Oct 5, 2021 | $21,041 | Replacement of 12 windows and 1 sliding patio door, like to like. — Non-structural Door/Window Replacement |
| 149309 | Electrical / panel | Issued | Iss. Oct 7, 2015 | $3,000 | New 200a Service |