163 Bayview Dr
Mill Valley 94941 · Muir Woods Park · Unincorporated Marin · Coordinates: 37.89772, -122.55966
Executive Verdict · Public-Records Synthesis
Zoned R1-B3 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 $2,114,000 ($1,860,000–$2,368,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B3 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,320 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$8,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 8, 2021).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 65 Ridge Ave (0.26 mi W, 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)
- ! Year 1 Prop 13 tax reset (~$24,761/yr at $2,114,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,063/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:
- 8,320 sq ft (0.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 163 BAYVIEW DR
Zoning & Land Use
R1-B3 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B3 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B3, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B3, a single-family residential zone. The lot is 8,320 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 06041C0468F, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,860,000 – $2,368,000 · 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)
4 active or recent development projects (4 housing units across completed, permitted, and pipeline stages) and 116 total building permits recorded within ½ mile.
- New construction5 permits
- Adds housing (ADU)2 permits (2 units)
- Additions & renovations12 permits
- Building systems79 permits
- Repairs6 permits
- Other12 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 65 Ridge Ave (Applied)0.26 mi W
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).
- Demolition at 688 Sequoia Valley Rd (Applied)260 ft E
In "Applied" for 3.2 yr (since Sep 6, 2023), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- New home at 49 Ridge Ave (Applied)0.36 mi W
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).
- New home at 435 Laverne Ave (Applied)0.45 mi E
In "Applied" for 3.7 yr (since Mar 15, 2023), 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: Owner Builder (1 on parcel, 29 in ½ mi · Remodel / interior alteration); Owner (2 on parcel, 13 in ½ mi · New garage / accessory structure); Grc Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Green Bay Remodeling (3 in ½ mi · Remodel / interior alteration); Vida Building (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B26924 | Roof replacement | Issued | Iss. Sep 8, 2021 | $22,100 | Tear off existing roofing material. Apply one (1) layer of synthetic underlayment over the existing sheathing. Install c… |
| 167681 | Remodel / interior alteration | Issued | Iss. Apr 5, 2021 | $20,000 | Bath Rmdl |
| B24758 | Windows / doors / siding | Issued | Iss. Feb 1, 2021 | $19,000 | Replacement of failed siding and waterproofing in certain areas — Siding Replacement |
| B24756 | Windows / doors / siding | Issued | Iss. Feb 1, 2021 | $22,000 | Non structural window replacement in kind — Non-structural Door/Window Replacement |