204 Villa Garden Dr
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.87667, -122.52125
Executive Verdict · Public-Records Synthesis
Zoned RMP-10 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,143,000 ($1,886,000–$2,400,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-10 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$74,210 contributory est.)
Public building records show issued construction/renovation work on this parcel (33 total permits, latest Nov 14, 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. 16.4 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 High Fire Hazard Severity Zone (State Responsibility Area) (about 13% 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 Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
Windows / doors / siding (162954): Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 74 new homes at 825 Drake Ave (0.41 mi SE, 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)
Parcel & Assessor
- Lot size:
- 373,004 sq ft (8.56 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 204 VILLA GARDEN DR; 204 VILLA GARDEN DR APT A; 204 VILLA GARDEN DR APT B
Zoning & Land Use
RMP-10 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-10 (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-10 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-10 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 13% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 87% of the lot, map Apr 1, 2024)
- 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: $1,886,000 – $2,400,000 · 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
- 74 new homes at 825 Drake Ave (Issued)0.41 mi SE
Active in "Issued" for 5.9 yr (first record Nov 30, 2020) with no new permit activity recorded in 3.5 yr. High-impact scale (74 housing units, $8,731,920 declared valuation across 1 permit).
- Windows / doors / siding (162954) (Issued)On this parcel
Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
- Windows / doors / siding (162952) (Issued)On this parcel
Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
- Windows / doors / siding (162951) (Issued)On this parcel
Issued after 4 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Entity-resolved builders & contractors in ½ mile: International Building Investment (10 on parcel, 10 in ½ mi · General repair); Lek Enterprises (6 on parcel, 6 in ½ mi · Remodel / interior alteration); Lamond (2 on parcel, 2 in ½ mi · General repair); Up Grade Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Rain Defense (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (33 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 180492 | General repair | Issued | Iss. Nov 14, 2025 | $44,444 | Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C |
| 180491 | General repair | Issued | Iss. Nov 14, 2025 | $44,444 | Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C |
| 180490 | General repair | Issued | Iss. Nov 14, 2025 | $44,444 | Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C |
| 180489 | General repair | Issued | Iss. Nov 14, 2025 | $44,444 | Soft Story Seismic Retrofit In Accordance With Appendix A4 Of C E B C |
| 180488 | General repair | Issued |