2398 Vista Del Mar Ln
Tiburon 94920 · Unincorporated Tiburon · Unincorporated Marin · Coordinates: 37.87775, -122.44549
Executive Verdict · Public-Records Synthesis
Zoned R2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,434,000 ($3,022,000–$3,846,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R2 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$393,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 24, 2025).
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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 2398 Vista Del Mar Ln (was 2401 Paradise Dr): Active in "Issued" for 6 yr (first record Nov 16, 2020) with no new permit activity recorded in 5.6 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.41 mi SW, entitled). 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:
- 7,623 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2398 VISTA DEL MAR LN; 2401 PARADISE DR
Zoning & Land Use
R2 — Residential Two Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R2 (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
- SB 9: split into two lotsCan't tell
Zoned R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0489E, 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: $3,022,000 – $3,846,000 · Status: Off market
HUD Small Area FMR (ZIP 94920) · FY 2026
Studio $2,820 · 1BR $3,380 · 2BR $4,100 · 3BR $5,230 · 4BR $5,420
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2398 Vista Del Mar Ln (was 2401 Paradise Dr) (Issued)On this parcel
Active in "Issued" for 6 yr (first record Nov 16, 2020) with no new permit activity recorded in 5.6 yr.
- General repair (172631) (Issued)On this parcel
Issued after 12 mo (4.4× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New home (Entitled)0.41 mi SW
In "Entitled" for 2.2 yr (since Aug 13, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.41 mi SW
In "Entitled" for 2.2 yr (since Aug 13, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Owner Builder (3 on parcel, 10 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Hamta Partners (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Rwr Construction (1 on parcel, 1 in ½ mi · General repair); Nor Cal Contracting (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (8 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 180348 | Addition (adds square footage) | Issued | Iss. Oct 24, 2025 | $65,000 | Remodel Master Bathrm & Closet; Addition To Master Bathrm T.D. 5-7-25 |
| B32446 | Plumbing / water heater / sewer | Issued | Iss. Jan 31, 2023 | $9,180 | Plumbing work, Reconfigure and Reconnect Existing Gas Line to Accommodate New Meter Location. — New Gas Service |
| 172631 | General repair | Issued | Iss. Oct 26, 2022 | $20,000 | Ret Wall |
| B26610 | Solar / battery storage | Issued | Iss. Aug 17, 2021 | $9,324 |