508 Midvale Way
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.88361, -122.54304
Executive Verdict · Public-Records Synthesis
Zoned RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,187,000 ($1,925,000–$2,449,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RA-B2 allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Dec 24, 2025, 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 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 (0.19 mi NE, 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 (~$25,601/yr at $2,187,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,133/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:
- 12,284 sq ft (0.28 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 508 MIDVALE WAY
Zoning & Land Use
RA-B2 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RA-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
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: $1,925,000 – $2,449,000 · 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)0.19 mi NE
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 510 Browning Ct (Issued)0.2 mi E
Active in "Issued" for 10.2 yr (first record Aug 15, 2016) with no new permit activity recorded in 9.9 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 1 permit).
- New home at 731 Bay Rd (Issued)0.36 mi S
Active in "Issued" for 18 mo (first record May 12, 2025) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $955,000 declared valuation across 1 permit).
- New home at 760 Bay Rd (Issued)0.46 mi S
Active in "Issued" for 9.4 yr (first record Jun 12, 2017) with no new permit activity recorded in 8.4 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Ken Cooper Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (71 in ½ mi · Remodel / interior alteration); Owner (40 in ½ mi · Remodel / interior alteration); International Building Investment (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 93867 | Addition (adds square footage) | Applied | App. Dec 24, 2025 | $417,000 | Addition And Remodel Of An (E) Sfd. |
| B11497 | HVAC / heat pump | Issued | Iss. Dec 7, 2016 | $4,500 | REPLACE FURNACE — Replace Mechanical Appliance |
| 148049 | Roof replacement | Issued | Iss. Jul 20, 2015 | $14,384 | Reroof***Ext To 7/20/18 |