385 Via De La Vista
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.11075, -122.87494
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 $1,739,000 ($1,530,000–$1,948,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$150,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Oct 28, 2026).
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
Remodel / interior alteration (182842): Issued after 7 mo (2.6× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
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 115 Kehoe Way (0.47 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)
Parcel & Assessor
- Lot size:
- 181,863 sq ft (4.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 385 VIA DE LA VISTA
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 181,863 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: $1,530,000 – $1,948,000 · 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)0.47 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).
- Remodel / interior alteration (182842) (Issued)On this parcel
Issued after 7 mo (2.6× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
- Accessory dwelling unit at 350 Via De La Vista (Issued)0.2 mi N
Active in "Issued" for 13.1 yr (first record Oct 2, 2013) with no new permit activity recorded in 11.7 yr.
- New home at 103 Via De La Vista (Issued)0.24 mi E
Active in "Issued" for 13.2 yr (first record Sep 12, 2013) with no new permit activity recorded in 12.8 yr.
Entity-resolved builders & contractors in ½ mile: Jg Lino Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Rodoni Construction (5 in ½ mi · New garage / accessory structure); Owner Builder (4 in ½ mi · New garage / accessory structure); Owner (4 in ½ mi · Remodel / interior alteration); Jigsaw Construction (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182842 | Remodel / interior alteration | Issued | Iss. Oct 28, 2026 | $650,000 | 1-Story Addition, Replace Siding, Roofing, Windows. Remodel Kitchen/Bath, Covered Porch And Stairs, Seismic Strengthenin… |
| 94087 | Remodel / interior alteration | Applied | App. Mar 23, 2026 | $650,000 | 1-Story Addition, Replace Siding, Roofing, Windows. Remodel Kitchen/Bath, Covered Porch And Stairs, Seismic Strengthenin… |