376 Richardson Way
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.87553, -122.53320
Executive Verdict · Public-Records Synthesis
Zoned R1 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 $2,185,000 ($1,923,000–$2,447,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 12,153 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jan 27, 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. 16.3 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: Accessory dwelling unit at 403 Marin Ave (adu 403a) (0.22 mi NW, 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)
- ! Year 1 Prop 13 tax reset (~$25,578/yr at $2,185,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,131/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:
- 12,153 sq ft (0.28 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 376 RICHARDSON WAY
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 12,153 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: $1,923,000 – $2,447,000 · 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 (18 housing units across completed, permitted, and pipeline stages) and 487 total building permits recorded within ½ mile.
- New construction15 permits (3 units)
- Adds housing (ADU)15 permits (15 units)
- Demolition1 permit
- Additions & renovations38 permits
- Building systems343 permits
- Repairs18 permits
- Other57 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 403 Marin Ave (adu 403a) (Issued)0.22 mi NW
Active in "Issued" for 2.9 yr (first record Dec 21, 2023) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New home at 407 Spruce St (Issued)0.29 mi NW
Active in "Issued" for 7.7 yr (first record Mar 14, 2019) with no new permit activity recorded in 7.5 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- New home at 469 W Live Oak Dr (aka 461) (Issued)0.37 mi W
Active in "Issued" for 6.1 yr (first record Oct 22, 2020) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $980,000 declared valuation across 1 permit).
- New home at 334 Dolan Ave (Issued)0.43 mi NE
Active in "Issued" for 8.2 yr (first record Sep 5, 2018) with no new permit activity recorded in 8 yr. High-impact scale (1 housing unit, $759,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Golden Gate Home Improvement (2 on parcel, 2 in ½ mi · Windows / doors / siding); Talley Electric Service (2 on parcel, 2 in ½ mi · Electrical / panel); Northern Pacific Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (68 in ½ mi · Remodel / interior alteration); Owner (41 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41010 | Electrical / panel | Issued | Iss. Jan 27, 2025 | $4,500 | Replace exisiting 100A Zinsco panel with new 200A meter/main in the same location — Service Upgrade |
| B40564 | Electrical / panel | Issued | Iss. Dec 16, 2024 | $4,500 | Replace existing Zinsco panel to avoid insurance cancellation. Upgrade to 200A in same location — Service Upgrade |
| B20156 | Windows / doors / siding | Issued | Iss. Oct 17, 2019 | $33,000 | replace 11 windows and 1 door size for size — Non-structural Door/Window Replacement |
| B13862 | Roof replacement | Issued | Iss. Dec 4, 2017 | $15,320 | Roof Replacement — ReRoofing; With Electronic Inspection |
| B13370 | Windows / doors / siding | Issued | Iss. Sep 26, 2017 | $3,000 | replace 1 patio door in kind — Non-structural Door/Window Replacement |