71 Inverness Way
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.09689, -122.85642
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,714,000 ($1,508,000–$1,920,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 12,371 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$33,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 28, 2020).
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) (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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 60 Trossach Way (0.32 mi W, 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 (~$20,161/yr at $1,714,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,680/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:
- 12,371 sq ft (0.28 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 71 INVERNESS WAY
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 lotLikely eligible
Zoned C-RSP-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-1, a single-family residential zone. The lot is 12,371 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- 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: $1,508,000 – $1,920,000 · 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)0.32 mi W
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).
- Accessory dwelling unit at 125 Forres Way (Issued)0.17 mi NW
Active in "Issued" for 20 mo (first record Mar 14, 2025) with no new permit activity recorded in 19 mo.
- New home at 182 Laurel Ave (Issued)0.29 mi W
Active in "Issued" for 12.9 yr (first record Dec 31, 2013) with no new permit activity recorded in 11.9 yr.
- New home at 445 Aberdeen Way (Issued)0.49 mi NW
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: Owner Builder (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Owner (2 on parcel, 4 in ½ mi · Addition (adds square footage)); Moore Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); David Makovec (1 on parcel, 1 in ½ mi · Roof replacement); Design Build Alliance (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B23678 | HVAC / heat pump | Issued | Iss. Sep 28, 2020 | $6,200 | CHANGE OUT 60000 BTU FURNACE (97%), 8 SUPPLY DUCTS, AND 1 RETURN — Replace Ductwork, Replace Mechanical Appliance |
| 164003 | Remodel / interior alteration | Issued | Iss. Jan 22, 2020 | $80,000 | Remdl; Kitchen, Bthrm. Add Bthrm To Bedrm. Demo Fireplc, Install Furn In Attic & Wndws/Drs In-Kind. |
| B18175 | Electrical / panel | Issued | Iss. Jul 3, 2019 | $3,000 | Panel upgrade — Service Upgrade |
| B17704 | Roof replacement | Issued | Iss. May 7, 2019 | $10,000 | Tear-off and re-shingle — ReRoofing |
| B17250 | Roof replacement | Issued | Iss. Mar 13, 2019 |