86 Prospect Ave
Sausalito 94965 · Sausalito · Coordinates: 37.85171, -122.48662
Executive Verdict · Public-Records Synthesis
Zoned R-1-6 in Sausalito and mapped CAL FIRE very high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,587,000 ($1,349,000–$1,825,000).
Upsides & Opportunities
- ✓ Area valuation benchmark anchored at $1,587,000
Estimated range $1,349,000–$1,825,000 derived from area zhvi + acs + permit benchmark and 5,793 sq ft lot geometry.
Source: ZIP 94965 Zillow Home Value Index ($1,591,406, September 2026) (Data provided by Zillow)
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 Very High 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
Anti-Tenderloin LLC: Active in "Issued" for 3.1 yr (first record Sep 28, 2023) with no new permit activity recorded in 3.1 yr.
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 (0.35 mi NW, 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:
- 5,793 sq ft (0.13 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 86 PROSPECT AVE; 86 PROSPECT AVE UNIT A
Zoning & Land Use
R-1-6 (Sausalito)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned R-1-6 (single-family residential): state law allows ADUs where homes are allowed. We read R-1-6 from the zoning code's name; we haven't checked it against Sausalito's code text. Very High Fire Hazard Severity Zone covers all of the lot: cities may limit ADUs here for fire safety and evacuation.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1-6, a single-family residential zone. We read R-1-6 from the zoning code's name; we haven't checked it against Sausalito's code text. Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1-6, a single-family residential zone. We read R-1-6 from the zoning code's name; we haven't checked it against Sausalito's code text. The lot is 5,793 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Very High 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 06041C0526E, 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: $1,349,000 – $1,825,000 · Status: Off market
HUD Small Area FMR (ZIP 94965) · FY 2026
Studio $2,720 · 1BR $3,260 · 2BR $3,950 · 3BR $5,050 · 4BR $5,230
Nearby Activity (½ mile radius, since November 2024)
18 active or recent development projects (18 housing units across completed, permitted, and pipeline stages) and 6 total building permits recorded within ½ mile.
- Building systems3 permits
Developments Deserving Closer Investigation & Active Area Builders
- Anti-Tenderloin LLC (Issued)On this parcel
Active in "Issued" for 3.1 yr (first record Sep 28, 2023) with no new permit activity recorded in 3.1 yr.
- New home (Issued)0.35 mi NW
Active in "Issued" for 3.8 yr (first record Jan 11, 2023) with no new permit activity recorded in 3.8 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- New home (Entitled)360 ft NE
Active in "Entitled" for 2.1 yr (first record Sep 24, 2024) with no new permit activity recorded in 2.1 yr.
- New home (Issued)470 ft NE
Active in "Issued" for 20 mo (first record Mar 20, 2025) with no new permit activity recorded in 20 mo.
Permit & Project History on This Parcel (0 permits, 1 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 1 entry (report years 2023).