1235 Waterview Dr
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.88940, -122.54528
Executive Verdict · Public-Records Synthesis
Zoned RSP-1.5 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 $2,159,000 ($1,900,000–$2,418,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-1.5 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,845 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$9,144 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 10, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Tamalpais
50 substantial renovation & housing permits over 24 months (20.5 per 1,000 parcels vs. 16.4 citywide baseline) (#3 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Tamalpais)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 560 Alta Way (0.37 mi SE, 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 (~$25,279/yr at $2,159,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,107/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:
- 9,845 sq ft (0.23 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 1235 WATERVIEW DR
Zoning & Land Use
RSP-1.5 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-1.5 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-1.5, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-1.5, a single-family residential zone. The lot is 9,845 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: $1,900,000 – $2,418,000 · 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)0.37 mi SE
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 home at 210 Brabo Ter (Issued)0.35 mi NE
Active in "Issued" for 3.1 yr (first record Oct 12, 2023) with no new permit activity recorded in 2.6 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
- New home at 204 Reed St (Issued)0.37 mi NE
Active in "Issued" for 4.3 yr (first record Aug 5, 2022) with no new permit activity recorded in 3.5 yr. High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
- New home at 230 Laverne Ave (Issued)0.43 mi N
Active in "Issued" for 11.7 yr (first record Mar 9, 2015) with no new permit activity recorded in 11.4 yr. High-impact scale (1 housing unit, $780,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Skytech Solar (2 on parcel, 2 in ½ mi · Electrical / panel); Semper Solaris (1 on parcel, 1 in ½ mi · Solar / battery storage); John Owens Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Noah Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Divine Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47091 | Electrical / panel | Issued | Iss. Jun 10, 2026 | $8,500 | Service Upgrade |
| B26204 | HVAC / heat pump | Issued | Iss. Jul 1, 2021 | $24,683 | Replace the furnace with a heat pump and air handler. — Mechanical Appliance, Replace Mechanical Appliance |
| 167989 | Solar / battery storage | Issued | Iss. Apr 30, 2021 | $25,400 | Energy Storage System - Express |
| 150364 | Plumbing / water heater / sewer | Issued | Iss. Jan 12, 2016 | $3,500 | Replace Water Heater |
| 149175 | Remodel / interior alteration | Issued | Iss. Sep 30, 2015 | $20,000 |