455 Panoramic Hwy
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.89914, -122.56444
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.5 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,268,000 ($1,996,000–$2,540,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$216,547 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Apr 26, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone D: possible but undetermined flood hazard)
about 97% of the lot of the parcel intersects Zone D: possible but undetermined 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 30% 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
Other (150971): Issued after 6 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 65 Ridge Ave (0.12 mi S, applied). 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:
- 369,519 sq ft (8.48 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 455 PANORAMIC HWY
Zoning & Land Use
RMP-0.5 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned RMP-0.5 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs. Very High Fire Hazard Severity Zone covers about 70% of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotUnlikely
Zoned RMP-0.5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.5 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 30% of the lot, map Apr 1, 2024); Very High Fire Hazard Severity Zone (State Responsibility Area) (about 70% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone D: possible but undetermined flood hazard (about 97% of the lot); Zone X: minimal flood hazard (about 3% 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: $1,996,000 – $2,540,000 · 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 65 Ridge Ave (Applied)0.12 mi S
In "Applied" for 4 yr (since Oct 27, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $3,000,000 declared valuation across 1 permit).
- Other (150971) (Issued)On this parcel
Issued after 6 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New home at 526 Panoramic Hwy (Issued)0.28 mi NW
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 49 Ridge Ave (Applied)0.12 mi SW
In "Applied" for 5.1 yr (since Oct 15, 2021), 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: Vida Building (3 on parcel, 3 in ½ mi · Remodel / interior alteration); Tom Redmond Construction (1 on parcel, 1 in ½ mi · Other); Sonomarin Solar_inc (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Adams Refrigeration Service A California (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37837 | Solar / battery storage | Issued | Iss. Apr 26, 2024 | $29,850 | Photovoltaic-Residential Flush roof mount, grid tied ESS Installation with (2) Tesla Powerwall 3 ESS Units |
| 175400 | Remodel / interior alteration | Issued | Iss. Nov 7, 2023 | $150,000 | Remodel Intr Stairs, Replace (E) Porch, Relocate Laundry Sink |
| 172532 | Remodel / interior alteration | Issued | Iss. Oct 11, 2022 | $518,420 | Major Interior Remodel Including Kitchen, Baths, Electrical, Plumbing, Finishes |
| B30192 | Roof replacement | Issued | Iss. Jun 27, 2022 | $146,750 | Replace windows and exterior doors. Stucco replacement and roofing replacement. — ReRoofing, Stucco Replacement, Non-str… |
| B25259 | HVAC / heat pump |