378 Sunset Way A
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.87981, -122.53385
Executive Verdict · Public-Records Synthesis
Zoned RMP-12 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,995,000 ($1,756,000–$2,234,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-12 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$108,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 31, 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. 16.3 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 Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 93% 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 403 Marin Ave (adu 403a) (0.16 mi SW, 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 (~$23,393/yr at $1,995,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,949/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:
- 2,004 sq ft (0.05 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 378 SUNSET WAY A
Zoning & Land Use
RMP-12 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-12 (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-12 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-12 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 93% of the lot, map Mar 24, 2025)
- 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: $1,756,000 – $2,234,000 · 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 403 Marin Ave (adu 403a) (Issued)0.16 mi SW
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 731 Bay Rd (Issued)0.38 mi W
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 469 W Live Oak Dr (aka 461) (Issued)0.4 mi SW
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 217 Cleveland Ave (Issued)0.48 mi NE
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).
Entity-resolved builders & contractors in ½ mile: Abacus Group Bldrs (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Abacus Group Builders (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); King Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (97 in ½ mi · Remodel / interior alteration); Owner (57 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44616 | Plumbing / water heater / sewer | Issued | Iss. Oct 31, 2025 | $60,000 | Remodel 2 bathrooms upstairs (165-sf total). Remove cabinet. Remove all tile and fixtures. swap location of tub and vani… |
| B18091 | Roof replacement | Issued | Iss. Jun 25, 2019 | $8,000 | Re-roof tear off, comp shingles — ReRoofing |
| 161037 | Remodel / interior alteration | Issued | Iss. Mar 18, 2019 | $350,000 | Repair Water Damage; Minor Repair 2nd Fl; Rmv Wood Firepl, Inst Gas Furnace T.D. 3/20/19 |