744 Alta Vista Rd
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.87668, -122.54247
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 $2,387,000 ($2,101,000–$2,673,000).
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 17,903 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 (+$138,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 7, 2025).
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: Accessory dwelling unit at 875 Marin Dr (0.18 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 (~$27,901/yr at $2,387,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,325/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:
- 17,903 sq ft (0.41 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 744 ALTA VISTA 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 17,903 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: $2,101,000 – $2,673,000 · 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)
11 active or recent development projects (10 housing units across completed, permitted, and pipeline stages) and 340 total building permits recorded within ½ mile.
- New construction6 permits (3 units)
- Adds housing (ADU)7 permits (7 units)
- Demolition2 permits
- Additions & renovations29 permits
- Building systems231 permits
- Repairs12 permits
- Other53 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 875 Marin Dr (Applied)0.18 mi SW
In "Applied" for 2.6 yr (since Apr 11, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). Record changed to "updated" in snapshot Nov 4, 2026.
- New home at 746 Alta Vista Rd (Issued)160 ft SE
Active in "Issued" for 3.3 yr (first record Jul 19, 2023) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $1,183,700 declared valuation across 2 permits).
- New home at 808 Spring Dr (Issued)360 ft SW
Active in "Issued" for 4.9 yr (first record Dec 13, 2021) with no new permit activity recorded in 4.7 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
- New home at 812 Spring Dr (Issued)370 ft SW
Active in "Issued" for 4.1 yr (first record Sep 19, 2022) with no new permit activity recorded in 3.3 yr. High-impact scale (1 housing unit, $1,006,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Srs Construction Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Smart Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (60 in ½ mi · Remodel / interior alteration); Owner (27 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44721 | Electrical / panel | Issued | Iss. Nov 7, 2025 | $5,850 | Replacing the existing meter panel. Installation of hundred amp meter panel surface-mount same location . Grounding and … |
| 178303 | Remodel / interior alteration | Issued | Iss. Dec 19, 2024 | $300,000 | Remodel/Repair Due To Fire Damage: All Sheetrock And Structural Roof Repair. |
| B37588 | HVAC / heat pump | Issued | Iss. Apr 8, 2024 | $7,253 | (1) 50k BTUS Furnace in closet changeout like for like — Replace Mechanical Appliance |