104 Wisteria Way
Mill Valley 94941 · Almonte · Unincorporated Marin · Coordinates: 37.88773, -122.52672
Executive Verdict · Public-Records Synthesis
Zoned CP in Unincorporated Marin and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,060,000 ($1,813,000–$2,307,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Dec 28, 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 51 Loring Ave (0.45 mi NW, 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 (~$24,140/yr at $2,060,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,012/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:
- 5,314 sq ft (0.12 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 104 WISTERIA WAY; 104 WISTERIA WAY APT 1; 104 WISTERIA WAY APT 2
Zoning & Land Use
CP — Planned Commercial (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned CP (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned CP (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned CP (commercial), 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: $1,813,000 – $2,307,000 · 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 51 Loring Ave (Applied)0.45 mi NW
In "Applied" for 10.8 yr (since Jan 19, 2016), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $980,000 declared valuation across 1 permit).
- Accessory dwelling unit at 131 Yale Ave A (Issued)0.13 mi W
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 125 Morning Sun Ave (Issued)0.16 mi NW
Active in "Issued" for 8.1 yr (first record Oct 15, 2018) with no new permit activity recorded in 7.8 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 3 permits).
- New home at 222 Beryl St (Issued)0.2 mi S
Active in "Issued" for 11.9 yr (first record Dec 23, 2014) with no new permit activity recorded in 10 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Marin Home Remodeling (1 on parcel, 1 in ½ mi · Electrical / panel); Raven Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (68 in ½ mi · Remodel / interior alteration); Owner (33 in ½ mi · Remodel / interior alteration); Miette (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36530 | HVAC / heat pump | Issued | Iss. Dec 28, 2023 | $5,500 | Replace central heating furnace in same location — Replace Mechanical Appliance |
| 171656 | Electrical / panel | Issued | Iss. Jun 14, 2022 | $12,000 | Repair Framing Dmg; Replace Elec Meter; Reattach Garage Door; Repair Stucco |