194 Lilac Ln
Mill Valley 94941 · Almonte · Unincorporated Marin · Coordinates: 37.88615, -122.52414
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 $2,269,000 ($1,997,000–$2,541,000).
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 9,235 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$117,700 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 30, 2024).
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
Remodel / interior alteration (175858): Issued after 10 mo (3.6× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
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 (~$26,544/yr at $2,269,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,212/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:
- 9,235 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 194 LILAC LN
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 9,235 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 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: $1,997,000 – $2,541,000 · 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
- Remodel / interior alteration (175858) (Issued)On this parcel
Issued after 10 mo (3.6× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- 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)0.24 mi W
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)0.29 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: Owner (1 on parcel, 33 in ½ mi · Remodel / interior alteration); Urban Estates (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Ck Electrical And Construction (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (60 in ½ mi · Remodel / interior alteration); Juan Calmell (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 175858 | Remodel / interior alteration | Issued | Iss. Jan 30, 2024 | $50,000 | Remodel: (N) Bathroom & (N) Electrical On Lower Level; Windows & Doors T.D. 5-2-23 |
| B35804 | Electrical / panel | Issued | Iss. Oct 17, 2023 | $500 | update plugs and light fixtures — Replace Circuits / Outlets |
| B33272 | Electrical / panel | Issued | Iss. Apr 4, 2023 | $4,500 | service upgrade — Service Upgrade |
| 170825 | Remodel / interior alteration | Issued | Iss. Mar 9, 2022 | $200,000 | Remodel: Kitchen, [2] Baths, Closets; Windows; Skylights; Electrical |