140 Marin View Ave
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.90715, -122.57404
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,276,000 ($2,003,000–$2,549,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jun 11, 2021, 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)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (about 51% 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 Apr 1, 2024)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 526 Panoramic Hwy (0.49 mi SE, 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 (~$26,624/yr at $2,276,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,219/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:
- 23,653 sq ft (0.54 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 140 MARIN VIEW AVE
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers about 48% of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B2, a single-family residential zone. Very High Fire Hazard Severity Zone (State responsibility area) covers about 48% of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B2, a single-family residential zone. The lot is 23,653 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 (State responsibility area) covers about 48% 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 (State Responsibility Area) (about 51% of the lot, map Apr 1, 2024); Very High Fire Hazard Severity Zone (State Responsibility Area) (about 48% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0465E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,003,000 – $2,549,000 · 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)
2 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 38 total building permits recorded within ½ mile.
- New construction2 permits (1 units)
- Additions & renovations6 permits
- Building systems23 permits
- Repairs2 permits
- Other5 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 526 Panoramic Hwy (Issued)0.49 mi SE
Active in "Issued" for 4.6 yr (first record Apr 21, 2022) with no new permit activity recorded in 2.1 yr. High-impact scale (1 housing unit, $1,329,450 declared valuation across 2 permits).
- New home at 120 Redwood Ave (Issued)0.45 mi SE
Active in "Issued" for 14.9 yr (first record Dec 27, 2011) with no new permit activity recorded in 12 yr.
- New home (Issued)0.45 mi NE
Active in "Issued" for 7.1 yr (first record Sep 30, 2019) with no new permit activity recorded in 7.1 yr.
- New home (Issued)0.49 mi NE
Active in "Issued" for 4.9 yr (first record Dec 2, 2021) with no new permit activity recorded in 4.9 yr.
Entity-resolved builders & contractors in ½ mile: Hassler Heating And Airconditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Divine Electric (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (12 in ½ mi · New garage / accessory structure); Owner (6 in ½ mi · Demolition); Sollars Construction (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 168468 | Plumbing / water heater / sewer | Issued | Iss. Jun 11, 2021 | $15,767 | Generator |
| B20685 | HVAC / heat pump | Issued | Iss. Dec 30, 2019 | $30,000 | Install furnace & air conditioner 97.4% AFUE — Replace Ductwork, Replace Mechanical Appliance |