485 Via De La Vista
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.10958, -122.87616
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 $1,827,000 ($1,608,000–$2,046,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$237,850 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 29, 2021).
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
Addition (adds square footage) (165672): Issued after 9 mo (1.7× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 115 Kehoe Way (0.5 mi 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:
- 432,333 sq ft (9.93 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 485 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 432,333 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 06041C0210E, 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: $1,608,000 – $2,046,000 · 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
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 24 total building permits recorded within ½ mile.
- New construction3 permits (1 units)
- Adds housing (ADU)3 permits (3 units)
- Additions & renovations3 permits
- Building systems13 permits
- Other2 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 115 Kehoe Way (Applied)0.5 mi E
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).
- Addition (adds square footage) (165672) (Issued)On this parcel
Issued after 9 mo (1.7× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
- Accessory dwelling unit at 350 Via De La Vista (Issued)0.3 mi NE
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)0.3 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: Rodoni Construction (2 on parcel, 5 in ½ mi · New garage / accessory structure); Plum Builders (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Quattro Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (4 in ½ mi · Remodel / interior alteration); Owner Builder (3 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 168656 | Solar / battery storage | Issued | Iss. Jun 29, 2021 | $60,421 | 6.29kw Rooftop Photovoltaic & Energy Storage System |
| 165672 | Addition (adds square footage) | Issued | Iss. Sep 9, 2020 | $700,000 | Addn, Incl Cond Sunporch; Rmdl Whole House; Decks; Reroof; Siding |
| 150613 | New garage / accessory structure | Issued | Iss. Feb 3, 2016 | $50,000 | New Carport***Extended To 2/03/19***Expired |
| 150611 | Addition (adds square footage) | Issued | Iss. Feb 3, 2016 | $125,000 | Expand & Convert Gar To Liv Sp - No Bedrooms; Deck***Extended To 2/3/19 |