304 Cape Ct
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.89966, -122.54494
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 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 $2,207,000 ($1,942,000–$2,472,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,148 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$8,602 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 1, 2021).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Homestead
22 substantial renovation & housing permits over 24 months (20.7 per 1,000 parcels vs. 16.4 citywide baseline) (#2 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Homestead)
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) (about 19% 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: MFR/Office Overlay (0.43 mi N, entitled). 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 (~$25,831/yr at $2,207,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,153/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:
- 9,148 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 304 CAPE CT
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B1, a single-family residential zone. The lot is 9,148 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) (about 19% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 81% 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: $1,942,000 – $2,472,000 · 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
- MFR/Office Overlay (Entitled)0.43 mi N
In "Entitled" for 13 mo (since Oct 13, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (5 housing units across 0 permits).
- Accessory dwelling unit at 408 Laverne Ave (adu 408a) (Issued)0.27 mi SW
Active in "Issued" for 2.3 yr (first record Jul 12, 2024) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $2,700,000 declared valuation across 1 permit).
- New home at 107 Montford Ave (Issued)0.29 mi SE
Active in "Issued" for 3.9 yr (first record Dec 15, 2022) with no new permit activity recorded in 2.5 yr. High-impact scale (1 housing unit, $1,375,000 declared valuation across 1 permit).
- New home at 420 Laverne Ave (Issued)0.3 mi SW
Active in "Issued" for 8.6 yr (first record Apr 23, 2018) with no new permit activity recorded in 3.8 yr. High-impact scale (1 housing unit, $1,100,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Ignacio Camarillo Reyes (3 on parcel, 5 in ½ mi · Remodel / interior alteration); Sunrun Installation Service (1 on parcel, 1 in ½ mi · Solar / battery storage); Bellows Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (39 in ½ mi · Remodel / interior alteration); Owner (21 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B25902 | HVAC / heat pump | Issued | Iss. Jun 1, 2021 | $8,500 | Install new 3 ton AC onto existing furnace. Install new carbon clean 16 filter on existing furnace/AC — Mechanical Appli… |
| 164655 | Solar / battery storage | Issued | Iss. May 19, 2020 | $25,152 | 10.08kw Rooftop Photovoltaic System & Energy Storage System - Fast Track |
| 149523 | General repair | Issued | Iss. Oct 21, 2015 | $5,000 | Ret Wall |
| 147705 | New garage / accessory structure | Issued | Iss. Jun 24, 2015 | $750,000 | Rmdl, Total: Addn, Demo/Rebuild Garage, Deck, New Porch |
| 147404 | Electrical / panel | Issued | Iss. Jun 3, 2015 |