902 W California Ave
Mill Valley 94941 · Homestead · Unincorporated Marin · Coordinates: 37.88965, -122.53531
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,182,000 ($1,920,000–$2,444,000).
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 6 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jun 9, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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 Moderate 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 560 Alta Way (0.41 mi SW, 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 (~$25,543/yr at $2,182,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,129/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:
- 8,276 sq ft (0.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 902 W CALIFORNIA AVE
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
- Moderate 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: $1,920,000 – $2,444,000 · 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)
19 active or recent development projects (17 housing units across completed, permitted, and pipeline stages) and 508 total building permits recorded within ½ mile.
- New construction4 permits (1 units)
- Adds housing (ADU)15 permits (15 units)
- Demolition2 permits
- Additions & renovations35 permits
- Building systems348 permits
- Repairs18 permits
- Other86 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 560 Alta Way (Applied)0.41 mi SW
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).
- New commercial building at 100 Harvard Ave (Issued)0.15 mi SE
Active in "Issued" for 23 mo (first record Dec 26, 2024) with no new permit activity recorded in 18 mo. High-impact scale ($6,500,000 declared valuation across 1 permit).
- 2 new homes (Issued)0.29 mi NE
Active in "Issued" for 5.7 yr (first record Mar 1, 2021) with no new permit activity recorded in 5.7 yr. High-impact scale (2 housing units, 1 deed-restricted affordable across 0 permits).
- 2 new homes (Issued)0.29 mi NE
Active in "Issued" for 5.7 yr (first record Mar 1, 2021) with no new permit activity recorded in 5.7 yr. High-impact scale (2 housing units, 1 deed-restricted affordable across 0 permits).
Entity-resolved builders & contractors in ½ mile: Capstone Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Gene Burch Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Thompson Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (94 in ½ mi · Remodel / interior alteration); Owner (46 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B29993 | Electrical / panel | Issued | Iss. Jun 9, 2022 | $2,000 | Replacement of electric service with new 200Amp service. New panel to be installed in the existing location. — Service U… |
| B29955 | Roof replacement | Issued | Iss. Jun 6, 2022 | $13,950 | Remove existing roof. Install with new Lifetime Class A composition shingles. — ReRoofing |
| B13363 | Plumbing / water heater / sewer | Issued | Iss. Sep 26, 2017 | $2,726 | RELACE WATER HEATER — Replace Plumbing Fixtures(s) |