2400 Vista Del Mar Ln
Tiburon 94920 · Unincorporated Tiburon · Unincorporated Marin · Coordinates: 37.87798, -122.44545
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 $2,989,000 ($2,630,000–$3,348,000).
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 (+$5,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 3, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.42 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)
- ! Year 1 Prop 13 tax reset (~$34,824/yr at $2,989,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,902/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:
- 653 sq ft (0.01 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 2400 VISTA DEL MAR LN
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: $2,630,000 – $3,348,000 · 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
- New home (Entitled)0.42 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)0.42 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).
- Accessory dwelling unit at 2398 Vista Del Mar Ln (was 2401 Paradise Dr) (Issued)180 ft SW
Active in "Issued" for 6 yr (first record Nov 16, 2020) with no new permit activity recorded in 5.6 yr.
- New home at 2448 Spanish Trl Rd Aka (Issued)320 ft NW
Active in "Issued" for 8.2 yr (first record Sep 18, 2018) with no new permit activity recorded in 7.5 yr.
Entity-resolved builders & contractors in ½ mile: Will Beyerbach Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); R And R Roofing (1 on parcel, 1 in ½ mi · Roof replacement); John Owens Services (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (8 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40702 | Roof replacement | Issued | Iss. Jan 3, 2025 | $10,812 | Partial Re-roof: Tear off, install new comp shingles — ReRoofing; With Electronic Inspection |
| 166938 | Remodel / interior alteration | Issued | Iss. Jan 22, 2021 | $12,000 | Bath Remodel - Express |
| B22611 | Plumbing / water heater / sewer | Issued | Iss. May 20, 2020 | $4,464 | Install new water main. Meter to house. — Replace Plumbing Fixtures(s) |