11 Inverness Way
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.09679, -122.85254
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 $1,673,000 ($1,472,000–$1,874,000).
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 11,674 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Mar 20, 2026, 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) (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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 125 Forres Way (0.38 mi W, issued). 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 (~$19,690/yr at $1,673,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,641/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:
- 11,674 sq ft (0.27 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11 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 11,674 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: $1,472,000 – $1,874,000 · 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
- Accessory dwelling unit at 125 Forres Way (Issued)0.38 mi W
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)0.5 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 92 N Dream Farm Rd (Issued)0.45 mi SE
High-impact scale (1 housing unit, $977,000 declared valuation across 1 permit).
- New home at 45 Balmoral Way (Applied)0.47 mi NW
High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: John Owens Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Clearview Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Horvat Stephen M (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (4 in ½ mi · Remodel / interior alteration); Design Build Alliance (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46189 | Windows / doors / siding | Issued | Iss. Mar 20, 2026 | $3,000 | Non-structural Door/Window Replacement |
| B44344 | HVAC / heat pump | Issued | Iss. Oct 14, 2025 | $10,700 | REMOVE AND REPLACE FURNACE IN SAME LOCATION, DOWNSTAIR CLOSET. — Replace Mechanical Appliance |
| B43979 | Electrical / panel | Issued | Iss. Sep 21, 2025 | $5,000 | replace main 100 amp service with new 200 Amp. — Service Upgrade |