10 Balmoral Way
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.10287, -122.85806
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-1 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,735,000 ($1,527,000–$1,943,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$6,556 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 5, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
about 25% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 60 Trossach Way (0.42 mi SW, 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 (~$20,403/yr at $1,735,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,700/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:
- 18,034 sq ft (0.41 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 10 BALMORAL WAY; 12 BALMORAL WAY
Zoning & Land Use
C-RSP-1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RSP-1 (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-RSP-1, 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-RSP-1, a single-family residential zone. The lot is 18,034 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: 0.2% annual chance flood hazard (shaded X) (about 25% of the lot); Zone X: minimal flood hazard (about 75% 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: $1,527,000 – $1,943,000 · 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 60 Trossach Way (Applied)0.42 mi SW
In "Applied" for 5.9 yr (since Dec 15, 2020), 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, $1,400,000 declared valuation across 1 permit).
- New home at 179 Keith Way (Issued)0.36 mi W
Active in "Issued" for 17 mo (first record Jun 9, 2025) with no new permit activity recorded in 10 mo. High-impact scale (1 housing unit, $1,160,000 declared valuation across 1 permit).
- Accessory dwelling unit at 125 Forres Way (Issued)0.35 mi S
Active in "Issued" for 20 mo (first record Mar 14, 2025) with no new permit activity recorded in 19 mo.
- New home at 445 Aberdeen Way (Issued)0.43 mi SW
Active in "Issued" for 13.6 yr (first record Mar 25, 2013) with no new permit activity recorded in 12.6 yr.
Entity-resolved builders & contractors in ½ mile: Moore Home Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Equinox Roofing Solutions (1 on parcel, 1 in ½ mi · Roof replacement); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Juan Calmell (1 on parcel, 1 in ½ mi · Windows / doors / siding); Anchor Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46104 | Roof replacement | Issued | Iss. Mar 5, 2026 | $24,000 | ReRoofing |
| B41845 | HVAC / heat pump | Issued | Iss. Apr 2, 2025 | $24,136 | CHANGEOUT AC TO 4 TON HEAT PUMP CONDENSER LEFT SIDE YARD FURNACE TO 48K BTUS AIR HANDLER CHANGEOUT UNDER HOME R8 DUCTS 1… |
| B39550 | Electrical / panel | Issued | Iss. Sep 19, 2024 | $4,500 | upgrade electrical service — Service Upgrade |
| 158990 | Solar / battery storage | Issued | Iss. Jul 9, 2018 | $21,424 | Solar Pv 6.40 Kw |
| 143647 | Windows / doors / siding | Issued | Iss. Aug 7, 2014 | $10,000 |