115 California Ave
Mill Valley 94941 · Almonte · Unincorporated Marin · Coordinates: 37.88856, -122.53144
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,994,000 ($1,755,000–$2,233,000).
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 3,572 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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Aug 28, 2024, 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)
- ! Delayed or open permit activity on this parcel
Other (177464): Issued after 11 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
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: New commercial building at 100 Harvard Ave (430 ft W, 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 (~$23,381/yr at $1,994,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,948/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:
- 3,572 sq ft (0.08 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 115 CALIFORNIA AVE
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 3,572 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
- 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 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: $1,755,000 – $2,233,000 · 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
- Other (177464) (Issued)On this parcel
Issued after 11 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- New commercial building at 100 Harvard Ave (Issued)430 ft W
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 131 Yale Ave A (Issued)0.14 mi E
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 home at 217 Cleveland Ave (Issued)0.3 mi SE
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: Owner (1 on parcel, 49 in ½ mi · Remodel / interior alteration); Pfautz Design And Construction (1 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); De Mello Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Bright Connections Electrical (1 on parcel, 1 in ½ mi · Electrical / panel); Integrity Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 177464 | Other | Issued | Iss. Aug 28, 2024 | $15,000 | Repair (E) Deck |
| B24899 | Roof replacement | Issued | Iss. Feb 17, 2021 | $9,860 | TEAR OFF EXISTING ROOF INSTALL BUILT-UP ROOF CLASS A — ReRoofing |
| B24282 | Electrical / panel | Issued | Iss. Nov 29, 2020 | $3,600 | overhead electrical service upgrade to 200A from 100A — Service Upgrade |
| B14560 | Plumbing / water heater / sewer | Issued | Iss. Mar 21, 2018 | $3,400 | Replace water pipe from water meter to house. — Replace Plumbing Fixtures(s) |
| 146593 | Electrical / panel | Issued | Iss. Apr 9, 2015 |