75 Marin View Ave
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.90535, -122.57199
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 $2,209,000 ($1,944,000–$2,474,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Sep 10, 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
- ! 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)
- ! Delayed or open permit activity on this parcel
Plumbing / water heater / sewer (167366): Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 526 Panoramic Hwy (0.32 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)
Parcel & Assessor
- Lot size:
- 15,682 sq ft (0.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 75 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 15,682 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: $1,944,000 – $2,474,000 · 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
- Plumbing / water heater / sewer (167366) (Issued)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- New home at 526 Panoramic Hwy (Issued)0.32 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)0.28 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)0.49 mi NE
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 Home Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); Golden Gate Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Hines Custom Remodeling (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Fast Water Heater (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48287 | Plumbing / water heater / sewer | Issued | Iss. Sep 10, 2026 | $4,499 | Replace Plumbing Fixtures(s) |
| B32135 | HVAC / heat pump | Issued | Iss. Dec 26, 2022 | $21,900 | INSTALL 3 TON 14 SEER MIN AC ON RIGHT SIDE YARD, RELOCATE 70kBTU'S FAU OVER BEDROOM BY ATTIC DOOR, 4 SUPPLY RUNS R6 ALUM… |
| B26674 | Windows / doors / siding | Issued | Iss. Aug 18, 2021 | $18,533 | Replace (6) windows, same size as existing. — Non-structural Door/Window Replacement |
| 167366 | Plumbing / water heater / sewer | Issued | Iss. Mar 10, 2021 | $9,500 | Generator |
| B16904 | HVAC / heat pump | Issued | Iss. Jan 22, 2019 |