315 Montford Ave
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.89693, -122.54477
Executive Verdict · Public-Records Synthesis
Zoned OA in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,387,000 ($2,101,000–$2,673,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 2, 2025).
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 14% 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
Electrical / panel (180196): Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
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 107 Montford Ave (0.2 mi E, 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:
- 51,444 sq ft (1.18 ac)
- Assessor use:
- Tax Exempt
- Addresses on lot:
- 315 MONTFORD AVE
Zoning & Land Use
OA — Open Area (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned OA (open space): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned OA (open space), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OA (open space), 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 14% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 86% 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: $2,101,000 – $2,673,000 · 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
- Electrical / panel (180196) (Issued)On this parcel
Issued after 3 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- Solar / battery storage (180195) (Issued)On this parcel
Issued after 3 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Plumbing / water heater / sewer (177481) (Issued)On this parcel
Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- New home at 107 Montford Ave (Issued)0.2 mi E
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).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 48 in ½ mi · Remodel / interior alteration); American Solar (2 on parcel, 2 in ½ mi · Electrical / panel); Alex Kushner General Contractor (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Dc Electric Group (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Jonnie Alper (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 |
|---|---|---|---|---|---|
| 180196 | Electrical / panel | Issued | Iss. Oct 2, 2025 | $3,500 | Main Panel Upgrade To 200 A |
| 180195 | Solar / battery storage | Issued | Iss. Oct 2, 2025 | $95,500 | 13.33kw Roof Mounted P V W/ 45kwh E S S |
| B40299 | Plumbing / water heater / sewer | Issued | Iss. Dec 2, 2024 | $20,000 | Install new 1-inch water meter (to be installed by MMWD) and connect new 2-inch mainline back of meter. Within existing … |
| 177481 | Plumbing / water heater / sewer | Issued | Iss. Aug 29, 2024 | $10,000 | Install Sump Pump Pit & Associated Sub Drains; Slab Repair |
| 169205 | Commercial tenant improvement | Issued | Iss. Aug 26, 2021 |