500 Live Oak Dr
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.87531, -122.53770
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 $2,314,000 ($2,036,000–$2,592,000).
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 54,232 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 (+$9,234 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 22, 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)
about 96% 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)
- ! Delayed or open permit activity on this parcel
Plumbing / water heater / sewer (85246): Pending in review for 6.8 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 875 Marin Dr (0.39 mi W, 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)
Parcel & Assessor
- Lot size:
- 54,232 sq ft (1.24 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 500 LIVE OAK DR
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 54,232 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 (about 96% of the lot); Zone X: minimal flood hazard (about 4% 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: $2,036,000 – $2,592,000 · 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
- Accessory dwelling unit at 875 Marin Dr (Applied)0.39 mi W
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.
- Plumbing / water heater / sewer (85246) (Applied)On this parcel
Pending in review for 6.8 yr — slower than 90% of plumbing / water heater / sewer permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,211).
- New home at 469 W Live Oak Dr (aka 461) (Issued)0.14 mi NW
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).
- Accessory dwelling unit at 403 Marin Ave (adu 403a) (Issued)0.21 mi NE
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).
Entity-resolved builders & contractors in ½ mile: Marin Kitchen Works (1 on parcel, 1 in ½ mi · Other); Sunrun Installation Service (1 on parcel, 1 in ½ mi · Solar / battery storage); Max Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (63 in ½ mi · Remodel / interior alteration); Owner (38 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46906 | Electrical / panel | Issued | Iss. May 22, 2026 | $16,200 | New Circuits / Outlets, Replace Circuits / Outlets |
| B46477 | Other | Issued | Iss. Apr 29, 2026 | $120,000 | — |
| 166468 | Solar / battery storage | Issued | Iss. Dec 4, 2020 | $27,000 | 7.245kw Photovoltaic & Energy Storage System |
| 85246 | Plumbing / water heater / sewer | Applied | App. Feb 6, 2020 | $42,000 | Extnd Deck, Fence, Fire Pit, Spa T.D. 3-28-20 |