35 Trossach Way
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.09744, -122.86336
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.33 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,778,000 ($1,565,000–$1,991,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$8,286 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 28, 2022).
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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (80900): Pending in review for 9.1 yr — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 60 Trossach Way (360 ft E, 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:
- 51,619 sq ft (1.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 35 TROSSACH WAY
Zoning & Land Use
C-RSP-0.33 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RSP-0.33 (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-0.33, 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-0.33, a single-family residential zone. The lot is 51,619 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: $1,565,000 – $1,991,000 · 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)360 ft E
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).
- Electrical / panel (80900) (Applied)On this parcel
Pending in review for 9.1 yr — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
- New home at 179 Keith Way (Issued)0.42 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 182 Laurel Ave (Issued)0.13 mi SE
Active in "Issued" for 12.9 yr (first record Dec 31, 2013) with no new permit activity recorded in 11.9 yr.
Entity-resolved builders & contractors in ½ mile: Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); Simpson Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Arsenio Esquivel (1 on parcel, 1 in ½ mi · Roof replacement); Stryker Builders (6 in ½ mi · New garage / accessory structure); Owner Builder (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B30541 | HVAC / heat pump | Issued | Iss. Jul 28, 2022 | $15,839 | Installing Mini Split Unit Ductless new, existing baseboard heat. Remove baseboard, install new 3-port ductless heat pum… |
| 80900 | Electrical / panel | Applied | App. Oct 18, 2017 | $200 | Disconnect & Reconnect P V Panels Inverters For Pg&E***Expired |
| B12846 | Roof replacement | Issued | Iss. Jul 19, 2017 | $8,650 | Tear off existing roof down to bare wood, apply class-A built up roofing system. — ReRoofing |
| 156015 | Solar / battery storage | Issued | Iss. Jul 18, 2017 | $28,771 | P V Sys 6.9 K W - Express |