235 Mountain View Ave
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.90635, -122.57204
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,999,000 ($1,759,000–$2,239,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 4,356 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jul 7, 2025, 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) (all 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 (0.38 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 (~$23,439/yr at $1,999,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,953/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:
- 4,356 sq ft (0.10 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 235 MOUNTAIN VIEW AVE
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2, a single-family residential zone. The lot is 4,356 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
- High Fire Hazard Severity Zone (State Responsibility Area) (all 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: $1,759,000 – $2,239,000 · 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 526 Panoramic Hwy (Issued)0.38 mi SE
Active in "Issued" for 4.6 yr (first record Apr 21, 2022) with no new permit activity recorded in 2 yr. High-impact scale (1 housing unit, $1,329,450 declared valuation across 2 permits).
- New home at 120 Redwood Ave (Issued)0.33 mi SE
Active in "Issued" for 14.9 yr (first record Dec 27, 2011) with no new permit activity recorded in 11.9 yr.
- New home (Issued)0.43 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)0.5 mi N
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: Owner (1 on parcel, 8 in ½ mi · Remodel / interior alteration); Crandall Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Quality First Home Improvements (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Greenwood Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Moore Solar Heating Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43001 | Roof replacement | Issued | Iss. Jul 7, 2025 | $19,730 | T/O 19 SQ COMP SHINGLE; RE-ROOF WITH CLASS A RATED COMP SHINGLE; SFD — ReRoofing |
| 151127 | Electrical / panel | Issued | Iss. Mar 10, 2016 | $3,500 | Upgrade Elect. Service --> 125a |
| 150452 | Electrical / panel | Issued | Iss. Jan 21, 2016 | $1,500 | 125 A Electric Svc & Panel ***Expired |
| 148477 | Remodel / interior alteration | Issued | Iss. Aug 18, 2015 | $9,800 | Bath Remodel |
| 148146 | Plumbing / water heater / sewer | Issued | Iss. Jul 27, 2015 | $1,000 |