75 Via De La Vista
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.10988, -122.86945
Executive Verdict · Public-Records Synthesis
Zoned C-R1-B4 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,777,000 ($1,564,000–$1,990,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$7,049 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 29, 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 Very High 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 home at 115 Kehoe Way (0.21 mi SE, applied). 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 (~$20,886/yr at $1,777,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,740/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:
- 43,168 sq ft (0.99 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 75 VIA DE LA VISTA
Zoning & Land Use
C-R1-B4 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-R1-B4 (single-family residential): state law allows ADUs where homes are allowed. 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 C-R1-B4, a single-family residential zone. Very High Fire Hazard Severity Zone (State 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 C-R1-B4, a single-family residential zone. The lot is 43,168 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 (State 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 (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 06041C0230E, 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: $1,564,000 – $1,990,000 · Status: Off market
HUD Small Area FMR (ZIP 94937) · 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 home at 115 Kehoe Way (Applied)0.21 mi SE
In "Applied" for 10.8 yr (since Feb 8, 2016), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $908,000 declared valuation across 2 permits).
- New home at 103 Via De La Vista (Issued)360 ft W
Active in "Issued" for 13.2 yr (first record Sep 12, 2013) with no new permit activity recorded in 12.9 yr.
- Accessory dwelling unit at 115 Camino Del Mar (adu 115 A) (Issued)0.13 mi NE
Active in "Issued" for 22 mo (first record Jan 14, 2025) with no new permit activity recorded in 14 mo.
- New home at 4 Pine Hill Dr (Issued)0.2 mi E
Active in "Issued" for 7.4 yr (first record Jun 12, 2019) with no new permit activity recorded in 7 yr.
Entity-resolved builders & contractors in ½ mile: Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Piscatelli (1 on parcel, 1 in ½ mi · Roof replacement); Aaero Heating And Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (8 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45286 | Plumbing / water heater / sewer | Issued | Iss. Dec 29, 2025 | $4,139 | REPLACE 75 GALLON WATER HEATER IN SAME LOCATION — Replace Plumbing Fixtures(s) |
| B27774 | Roof replacement | Issued | Iss. Nov 16, 2021 | $13,500 | Install asphalt shingle roof. Twenty-one (21)sq. — ReRoofing |
| B27344 | Solar / battery storage | Issued | Iss. Oct 8, 2021 | $19,580 | Install (20) roof mount solar panels at 8.5 kW and 1 powerwall |
| B20388 | HVAC / heat pump | Issued | Iss. Nov 19, 2019 | $6,135 | Remove and Replace Furnace. Bryant 96% AFUE Model# 925SA48080E17 complete with all final connections and miscellaneous m… |