22 Marin View Ave
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.90521, -122.57070
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,058,000 ($1,811,000–$2,305,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 22, 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 Very 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 (0.27 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 (~$24,117/yr at $2,058,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,010/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:
- 6,273 sq ft (0.14 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22 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 all 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 all 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 6,273 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 all 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
- Very 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: $1,811,000 – $2,305,000 · 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)0.27 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)0.22 mi SE
Active in "Issued" for 14.9 yr (first record Dec 27, 2011) with no new permit activity recorded in 11.9 yr.
- Demolition at 7 Brighton Blvd (Issued)0.45 mi SE
Active in "Issued" for 11.8 yr (first record Jan 13, 2015) with no new permit activity recorded in 11.8 yr.
- New home (Issued)0.47 mi N
Active in "Issued" for 7.1 yr (first record Sep 30, 2019) with no new permit activity recorded in 7.1 yr.
Entity-resolved builders & contractors in ½ mile: Moore Services (3 on parcel, 3 in ½ mi · HVAC / heat pump); Hines Custom Remodeling (1 on parcel, 1 in ½ mi · Electrical / panel); Cbs Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (19 in ½ mi · New garage / accessory structure); Owner (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B26120 | Plumbing / water heater / sewer | Issued | Iss. Jun 22, 2021 | $1,800 | INSTALLING TANKLESS WATER HEATER IN BASEMENT — Replace Mechanical Appliance |
| 166974 | Electrical / panel | Issued | Iss. Jan 27, 2021 | $10,000 | (52) Generator |
| B23735 | HVAC / heat pump | Issued | Iss. Oct 2, 2020 | $4,250 | 4-TON AC UNIT-CUT IN SEER17 IN BACKYARD — Mechanical Appliance |
| B19859 | HVAC / heat pump | Issued | Iss. Sep 13, 2019 | $6,200 | Change Out of a 96 AFUE, Gas Furnace & 10 Supply runs of duct work; like for like, same location. — Replace Ductwork, Re… |
| 149304 | Electrical / panel | Issued | Iss. Oct 7, 2015 |