82 Mt Muir Ct
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.02602, -122.57096
Executive Verdict · Public-Records Synthesis
Zoned R1-B-LV in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,391,000 ($1,224,000–$1,558,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B-LV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,189 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 (+$8,640 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 10, 2025).
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 (Local 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (81522): Pending in review for 8.7 yr (19.8× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
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 (0.22 mi NE, entitled). 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:
- 8,189 sq ft (0.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 82 MT MUIR CT
Zoning & Land Use
R1-B-LV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B-LV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B-LV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B-LV, a single-family residential zone. The lot is 8,189 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 (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0289D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,224,000 – $1,558,000 · Status: Off market
HUD Small Area FMR (ZIP 94903) · FY 2026
Studio $2,880 · 1BR $3,450 · 2BR $4,180 · 3BR $5,340 · 4BR $5,530
Developments Deserving Closer Investigation & Active Area Builders
- Addition (adds square footage) (81522) (Applied)On this parcel
Pending in review for 8.7 yr (19.8× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
- New home (Entitled)0.22 mi NE
In "Entitled" for 2.9 yr (since Dec 7, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.22 mi NE
In "Entitled" for 3.3 yr (since Jul 10, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.22 mi NE
In "Entitled" for 3.8 yr (since Jan 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Schalich Brothers Construction (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Mc Leran (1 on parcel, 1 in ½ mi · Roof replacement); Warner Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (17 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43072 | Electrical / panel | Issued | Iss. Jul 10, 2025 | $7,275 | Replace existing 100 amp underground main panel with same — Service Upgrade |
| B43007 | Solar / battery storage | Issued | Iss. Jul 8, 2025 | $20,000 | PV INSTALL 6.8KW, 17 MODULES, 1 ESS |
| 81522 | Addition (adds square footage) | Applied | App. Mar 5, 2018 | $20,000 | Adtn To Dining, Remodel.***Expired |
| B12008 | Roof replacement | Issued | Iss. Mar 9, 2017 | $16,800 | Tear off roof to solid sheeting. Re-roof with Class A Lifetime Shingles. — ReRoofing; With Electronic Inspection |
| 147226 | Remodel / interior alteration | Issued | Iss. May 21, 2015 |