102 N Dream Farm Rd
Inverness 94937 · Inverness · Unincorporated Marin · Coordinates: 38.09145, -122.84795
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.1 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 $1,589,000 ($1,398,000–$1,780,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-0.1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 187,221 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Feb 25, 2022, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 12732 Sir Francis Drake Blvd (0.34 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)
- ! Year 1 Prop 13 tax reset (~$18,724/yr at $1,589,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,560/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:
- 187,221 sq ft (4.30 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 102 N DREAM FARM RD
Zoning & Land Use
C-RSP-0.1 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-0.1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-0.1, a single-family residential zone. The lot is 187,221 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: $1,398,000 – $1,780,000 · 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
- Demolition at 12732 Sir Francis Drake Blvd (Applied)0.34 mi E
In "Applied" for 2.5 yr (since Apr 26, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Demolition at 12730 Sir Francis Drake Blvd (Issued)0.37 mi SE
Active in "Issued" for 12.2 yr (first record Sep 15, 2014) with no new permit activity recorded in 11.8 yr.
- New home at 12719 Sir Francis Drake Blvd (Issued)0.46 mi SE
Active in "Issued" for 10.2 yr (first record Sep 1, 2016) with no new permit activity recorded in 9.9 yr.
- New home at 92 N Dream Farm Rd (Issued)380 ft NE
High-impact scale (1 housing unit, $977,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 1 in ½ mi · Windows / doors / siding); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Elvin Hernandez (1 on parcel, 1 in ½ mi · New garage / accessory structure); Df Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Fidelity Roof (2 in ½ mi · Demolition).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 170743 | New garage / accessory structure | Issued | Iss. Feb 25, 2022 | $15,000 | Deck; Trellis |
| B25787 | Windows / doors / siding | Issued | Iss. May 19, 2021 | $100,000 | Replace existing house windows with identically sized windows. Old windows 43 years old; new ones double paned Marvin. R… |
| B22819 | Roof replacement | Issued | Iss. Jun 18, 2020 | $39,900 | Remove existing roof down to sheathing. Prepare existing sheathing for new roof. Install standing seam metal roof system… |
| B15040 | Electrical / panel | Issued | Iss. May 21, 2018 | $2,500 | replace main service with 200A — Service Upgrade |