110 Valley Ave
Tomales 94971 · Tomales · Unincorporated Marin · Coordinates: 38.24692, -122.90556
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 $1,233,000 ($1,085,000–$1,381,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Apr 12, 2016, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 599 Dillon Beach Rd (0.26 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)
- ! Year 1 Prop 13 tax reset (~$14,630/yr at $1,233,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,219/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:
- 6,011 sq ft (0.14 ac)
- Assessor use:
- Single-Resid. - Unimproved
- Addresses on lot:
- 110 VALLEY AVE
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. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- 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: $1,085,000 – $1,381,000 · 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)0.26 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)480 ft W
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)0.13 mi SW
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)0.13 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: Shepherd Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (11 in ½ mi · New single-family home); Ef Brett And (3 in ½ mi · Demolition); Owner (3 in ½ mi · New garage / accessory structure); Morita Construction (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 151580 | Electrical / panel | Issued | Iss. Apr 12, 2016 | $1,600 | Repair Service Mast |