185 Vision Rd
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.10111, -122.86445
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-1 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,770,000 ($1,558,000–$1,982,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Sep 14, 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 High Fire Hazard Severity Zone (State Responsibility Area) (about 3% 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 60 Trossach Way (0.27 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 (~$20,805/yr at $1,770,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,734/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:
- 44,693 sq ft (1.03 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 185 VISION RD
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 about 97% 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 about 97% 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 44,693 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 about 97% 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
- High Fire Hazard Severity Zone (State Responsibility Area) (about 3% of the lot, map Apr 1, 2024); Very High Fire Hazard Severity Zone (State Responsibility Area) (about 97% 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: $1,558,000 – $1,982,000 · 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)0.27 mi SE
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 115 Kehoe Way (Applied)0.45 mi N
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 179 Keith Way (Issued)0.16 mi N
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).
- New home at 445 Aberdeen Way (Issued)0.1 mi S
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: Simmitri (2 on parcel, 2 in ½ mi · Roof replacement); Owner Builder (7 in ½ mi · Remodel / interior alteration); Stryker Builders (6 in ½ mi · New garage / accessory structure); Arrow Construction And Remodeling (3 in ½ mi · Addition (adds square footage)); Jg Lino Construction (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48323 | Roof replacement | Issued | Iss. Sep 14, 2026 | $37,400 | ReRoofing |
| B47624 | Roof replacement | Issued | Iss. Jul 27, 2026 | $37,400 | ReRoofing |