188 Valley Ave
Tomales 94971 · Tomales · Unincorporated Marin · Coordinates: 38.24752, -122.90551
Executive Verdict · Public-Records Synthesis
Zoned C-VCR-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,364,000 ($1,200,000–$1,528,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-VCR-B1 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$27,170 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 11, 2020).
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)
- ! Delayed or open permit activity on this parcel
Demolition (85351): Pending in review for 6.7 yr (44.6× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
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 commercial building at 599 Dillon Beach Rd (0.27 mi W, 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:
- 17,293 sq ft (0.40 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 188 VALLEY AVE; 188 VALLEY AVE A; 188 VALLEY AVE B
Zoning & Land Use
C-VCR-B1 — Village Commercial Residential (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-VCR-B1 (mixed use): 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 C-VCR-B1 (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-VCR-B1 (mixed use), not a single-family residential zone.
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: $1,200,000 – $1,528,000 · 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
- Demolition (85351) (Applied)On this parcel
Pending in review for 6.7 yr (44.6× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
- New commercial building at 599 Dillon Beach Rd (Issued)0.27 mi W
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)0.1 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)0.17 mi SW
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: Hsc Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Papas Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Fwh Acquisition (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (9 in ½ mi · Remodel / interior alteration); Ef Brett And (3 in ½ mi · Demolition).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 165426 | Remodel / interior alteration | Issued | Iss. Aug 11, 2020 | $65,000 | Rmdl 1/2 Bath, Upstairs Bath, & Kitchen |
| 85351 | Demolition | Applied | App. Feb 24, 2020 | $27,000 | Demo Shed |
| B20726 | Plumbing / water heater / sewer | Issued | Iss. Jan 6, 2020 | $2,000 | REPLACING EXISTING W/HTR WITH 40 GALLON W/HTR TO CODE — Replace Plumbing Fixtures(s) |
| B16024 | Plumbing / water heater / sewer | Issued | Iss. Sep 26, 2018 | $1,941 | Remove/replace electric water heater — Replace Plumbing Fixtures(s) |