198 Stanford Ave
Mill Valley 94941 · Almonte · Unincorporated Marin · Coordinates: 37.88527, -122.53041
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.5 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,222,000 ($1,955,000–$2,489,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.5 allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Feb 6, 2023, 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)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 217 Cleveland Ave (0.12 mi E, 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 (~$26,003/yr at $2,222,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,167/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:
- 14,070 sq ft (0.32 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 198 STANFORD AVE
Zoning & Land Use
RMP-0.5 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.5 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-0.5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.5 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0469F, 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: $1,955,000 – $2,489,000 · 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 217 Cleveland Ave (Issued)0.12 mi E
Active in "Issued" for 9.7 yr (first record Feb 21, 2017) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $875,000 declared valuation across 1 permit).
- Accessory dwelling unit at 131 Yale Ave A (Issued)0.2 mi NE
Active in "Issued" for 4.8 yr (first record Jan 19, 2022) with no new permit activity recorded in 3.4 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New commercial building at 100 Harvard Ave (Issued)0.26 mi NW
Active in "Issued" for 23 mo (first record Dec 26, 2024) with no new permit activity recorded in 18 mo. High-impact scale ($6,500,000 declared valuation across 1 permit).
- Accessory dwelling unit at 202 Princeton Ave (Applied)0.13 mi N
In "Applied" for 6.1 yr (since Oct 18, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding); Sonomarin Solar (1 on parcel, 1 in ½ mi · Electrical / panel); Divine Electric (1 on parcel, 1 in ½ mi · EV charger); Fast Water Heater (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (105 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B32492 | EV charger | Issued | Iss. Feb 6, 2023 | $3,118 | 60A EV Circuit for 48A Rivian on DCC-12 Load Shedder — EV Charging Station; With Electronic Inspection |
| 165419 | Electrical / panel | Issued | Iss. Aug 11, 2020 | $15,261 | Generator T.D. 8-10-20 |
| B20523 | Windows / doors / siding | Issued | Iss. Dec 5, 2019 | $29,313 | REPLACING 5 WINDOWS AND 2 GLASS PATIO DOORS — Non-structural Door/Window Replacement |
| 150038 | Plumbing / water heater / sewer | Issued | Iss. Dec 7, 2015 | $2,027 | Rplc Water Heater |