205 Valley Ave
Tomales 94971 · Tomales · Unincorporated Marin · Coordinates: 38.24846, -122.90606
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-7.26 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,325,000 ($1,166,000–$1,484,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-7.26 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 15,333 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 29, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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 (State 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 Apr 1, 2024)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 599 Dillon Beach Rd (0.27 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 (~$15,688/yr at $1,325,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,307/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:
- 15,333 sq ft (0.35 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 205 VALLEY AVE
Zoning & Land Use
C-RSP-7.26 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-7.26 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-7.26, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-7.26, a single-family residential zone. The lot is 15,333 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
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0085E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,166,000 – $1,484,000 · Status: Off market
HUD Small Area FMR (ZIP 94971) · FY 2026
Studio $2,400 · 1BR $2,870 · 2BR $3,480 · 3BR $4,450 · 4BR $4,610
Developments Deserving Closer Investigation & Active Area Builders
- New commercial building at 599 Dillon Beach Rd (Issued)0.27 mi SW
Active in "Issued" for 8.1 yr (first record Oct 9, 2018) with no new permit activity recorded in 7.7 yr. High-impact scale ($6,662,000 declared valuation across 2 permits).
- New home at 15 Carrie St (Issued)0.13 mi SW
Active in "Issued" for 5.2 yr (first record Sep 17, 2021) with no new permit activity recorded in 2.6 yr.
- Accessory dwelling unit at 23 Church St (aka 21) (Issued)0.22 mi S
Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
- New home at 21 Church St (Issued)0.22 mi S
Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 4 in ½ mi · New garage / accessory structure); Sustainable Living Builders (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (9 in ½ mi · Remodel / interior alteration); Ef Brett And (3 in ½ mi · Demolition); Morita Construction (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47674 | Roof replacement | Issued | Iss. Jul 29, 2026 | $10,685 | ReRoofing |
| B46832 | Roof replacement | Issued | Iss. May 18, 2026 | $6,000 | Replace Circuits / Outlets; Replace Plumbing Fixtures(s); Replace Mechanical Appliance; ReRoofing |