105 Vision Rd
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.10164, -122.86105
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,770,000 ($1,558,000–$1,982,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSP-1 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jan 7, 2025, 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 99% 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)
- ! Alquist-Priolo Earthquake Fault Zone (all of the lot of lot)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 60 Trossach Way (0.28 mi S, 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)
Parcel & Assessor
- Lot size:
- 33,454 sq ft (0.77 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 105 VISION RD; 105 VISION RD A
Zoning & Land Use
C-RSP-1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSP-1, a single-family residential zone. Alquist-Priolo Earthquake Fault Zone covers all of the lot: the project must meet the seismic building standards, and a fault study is usually required.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSP-1, a single-family residential zone. The lot is 33,454 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. Alquist-Priolo Earthquake Fault Zone covers all of the lot: the project must meet the seismic building standards, and a fault study is usually required.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 99% 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
- Alquist-Priolo Earthquake Fault Zone (Inverness quadrangle) (all of the lot)
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)0.28 mi S
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)0.23 mi NW
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)0.24 mi SW
Active in "Issued" for 13.6 yr (first record Mar 25, 2013) with no new permit activity recorded in 12.6 yr.
- Accessory dwelling unit at 125 Forres Way (Issued)0.27 mi S
Active in "Issued" for 20 mo (first record Mar 14, 2025) with no new permit activity recorded in 19 mo.
Entity-resolved builders & contractors in ½ mile: Simpson Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); 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)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40742 | Plumbing / water heater / sewer | Issued | Iss. Jan 7, 2025 | $6,000 | Remove old 40 gallon electric water heater in kitchen and install a 30 gallon propane water heater in exterior closet. —… |
| B40144 | HVAC / heat pump | Issued | Iss. Nov 11, 2024 | $9,165 | ADD NEW DUCTLESS MINI SPLIT SYSTEM. — Mechanical Appliance |