188 Almonte Blvd
Mill Valley 94941 · Almonte · Unincorporated Marin · Coordinates: 37.88644, -122.52460
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,147,000 ($1,889,000–$2,405,000).
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 4,312 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$122,026 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Apr 20, 2022).
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)
about 99% 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
Electrical / panel (156740): Issued after 4 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
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 home at 222 Beryl St (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 (~$25,141/yr at $2,147,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,095/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:
- 4,312 sq ft (0.10 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 188 ALMONTE BLVD
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 4,312 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 (about 99% 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: $1,889,000 – $2,405,000 · 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
- Electrical / panel (156740) (Issued)On this parcel
Issued after 4 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
- New home at 222 Beryl St (Issued)0.16 mi SW
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).
- New home at 217 Cleveland Ave (Issued)0.22 mi SW
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)0.26 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Mill Valley Garden Design (2 on parcel, 2 in ½ mi · Electrical / panel); Tesla Energy (2 on parcel, 2 in ½ mi · Electrical / panel); Harte Building And Design (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Price Bros Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 171210 | Remodel / interior alteration | Issued | Iss. Apr 20, 2022 | $250,000 | Relocate Walls; Remodel Kitchen & Baths; Replace Windows/Doors; Upper Floor Siding;Extend Interior Stair S M F D |
| 156902 | Electrical / panel | Issued | Iss. Oct 30, 2017 | $2,000 | Main Panel Upgr To 200 A |
| 156741 | General repair | Issued | Iss. Oct 12, 2017 | $25,000 | Ret Wall, Lower; Stairs W/Handrails***Expired T.D. 8/11/17 |
| 156740 | Electrical / panel | Issued | Iss. Oct 12, 2017 | $70,500 | Ret Wall, Upper; Prefab Hot Tub, Guardrails***Epired T.D. 8/11/17 |
| 156690 | Solar / battery storage | Issued | Iss. Oct 5, 2017 |