407 Montford Ave
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.89777, -122.54851
Executive Verdict · Public-Records Synthesis
Zoned R1 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 $2,306,000 ($2,029,000–$2,583,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 11,543 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$67,760 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 16, 2026).
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. 16.3 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) (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
Solar / battery storage (94308): Pending in review for 5 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.19 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)
Parcel & Assessor
- Lot size:
- 11,543 sq ft (0.26 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 407 MONTFORD AVE
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 11,543 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: $2,029,000 – $2,583,000 · 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)
13 active or recent development projects (10 housing units across completed, permitted, and pipeline stages) and 197 total building permits recorded within ½ mile.
- New construction5 permits
- Adds housing (ADU)6 permits (6 units)
- Demolition3 permits
- Additions & renovations15 permits
- Building systems126 permits
- Repairs10 permits
- Other32 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)0.19 mi N
In "Entitled" for 6.3 yr (since Aug 11, 2020), 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, 1 deed-restricted affordable across 0 permits).
- New home (Entitled)0.34 mi NE
In "Entitled" for 6.4 yr (since Jun 23, 2020), 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, 1 deed-restricted affordable across 0 permits).
- Solar / battery storage (94308) (Applied)On this parcel
Pending in review for 5 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Accessory dwelling unit at 408 Laverne Ave (adu 408a) (Issued)200 ft SW
Active in "Issued" for 2.3 yr (first record Jul 12, 2024) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $2,700,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 40 in ½ mi · Remodel / interior alteration); Freedom Forever Northern California (2 on parcel, 2 in ½ mi · Electrical / panel); North Bay Heating Air Conditioning And Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Marina Bay Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner (21 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47176 | Electrical / panel | Issued | Iss. Jun 16, 2026 | $2,000 | New Circuits / Outlets, Service Upgrade |
| B47175 | Other | Issued | Iss. Jun 16, 2026 | $31,458 | — |
| 94308 | Solar / battery storage | Applied | App. Jun 16, 2026 | $33,458 | Pv Roof-Mount And Panel Upgrade. Project Qualifies For Self-Service. Applicant Confirmed Cancel Application Via Email 6/… |
| B46043 | Roof replacement | Issued | Iss. Feb 27, 2026 | $11,000 | ReRoofing |
| 173673 | Remodel / interior alteration | Issued | Iss. Mar 30, 2023 | $140,000 | Nonstructural Kitchen & Bath Remodel - Express |
| B28500 | HVAC / heat pump | Issued | Iss. Jan 26, 2022 | $25,608 | REPLACE AC, COIL, FURNACE, AND DUCTING. SEER 16, AFUE 96% — Replace Mechanical Appliance |