964 Greenhill Rd
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.89068, -122.53924
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 $2,419,000 ($2,129,000–$2,709,000).
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 8,276 sq ft lot. Local precedent is active with 7 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$237,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Aug 18, 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. 16.3 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) (about 28% 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
Remodel / interior alteration (90201): Pending in review for 4.3 yr (18.8× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 560 Alta Way (0.36 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:
- 8,276 sq ft (0.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 964 GREENHILL RD; 966 GREENHILL RD
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 8,276 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 28% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 72% 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: $2,129,000 – $2,709,000 · 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 560 Alta Way (Applied)0.36 mi S
In "Applied" for 3.3 yr (since Aug 10, 2023), 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, $975,000 declared valuation across 1 permit).
- Remodel / interior alteration (90201) (Applied)On this parcel
Pending in review for 4.3 yr (18.8× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Other (3943) (Applied)On this parcel
Pending in review for 7.3 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- Other (83282) (Applied)On this parcel
Pending in review for 7.7 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
Entity-resolved builders & contractors in ½ mile: Owner Builder (3 on parcel, 89 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 43 in ½ mi · Remodel / interior alteration); Pfautz Design And Construction (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Golden Heights Remodeling (1 on parcel, 1 in ½ mi · Roof replacement); Tamalpais Construction (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43509 | Roof replacement | Issued | Iss. Aug 18, 2025 | $15,000 | reroof all existing shingles total of approx. 2,250 Sq Ft. (1 layer), Provide and install waterproofing on top of the ex… |
| 175118 | Accessory dwelling unit (new or conversion) | Issued | Iss. Oct 4, 2023 | $25,000 | C O U Garage To A D U & Storage |
| 90201 | Remodel / interior alteration | Applied | App. Aug 9, 2022 | $4,000 | Conversion Of Use: [N] Workspace/Office In [E] Garage |
| 168613 | Remodel / interior alteration | Issued | Iss. Jun 24, 2021 | $20,000 |