135 Portola Ave
Lagunitas 94938 · San Geronimo Valley · Unincorporated Marin · Coordinates: 38.02640, -122.70574
Executive Verdict · Public-Records Synthesis
Zoned ARP-20-SGV in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,054,000 ($928,000–$1,180,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$11,340 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 7, 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 Moderate 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: Accessory dwelling unit at 5 Barranca Rd (0.39 mi SE, 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 (~$12,571/yr at $1,054,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,048/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:
- 875,556 sq ft (20.10 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 135 PORTOLA AVE
Zoning & Land Use
ARP-20-SGV — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-20-SGV (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned ARP-20-SGV (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-20-SGV (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate 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 06041C0275D, 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: $928,000 – $1,180,000 · Status: Off market
HUD Small Area FMR (ZIP 94938) · FY 2026
Studio $2,170 · 1BR $2,610 · 2BR $3,150 · 3BR $4,020 · 4BR $4,200
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 5 Barranca Rd (Applied)0.39 mi SE
In "Applied" for 7.8 yr (since Feb 7, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 228 Arroyo Rd A K A (Issued)0.31 mi SE
Active in "Issued" for 7.9 yr (first record Dec 6, 2018) with no new permit activity recorded in 7.7 yr.
- New home at 338 Arroyo Rd (Issued)0.45 mi S
Active in "Issued" for 12.5 yr (first record Apr 28, 2014) with no new permit activity recorded in 11.6 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Armstrong Installation Service A California Corpor (1 on parcel, 1 in ½ mi · Roof replacement); Northern Pacific Power (1 on parcel, 1 in ½ mi · Solar / battery storage); La Solar Group (1 on parcel, 1 in ½ mi · Other); Owner Builder (2 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 |
|---|---|---|---|---|---|
| B40739 | Other | Issued | Iss. Jan 7, 2025 | $17,000 | (2) TESLA POWERWALL 3,(1) TESLA BACKUP GATEWAY 2,(1) TESLA BACKUP SWITCH |
| B34489 | Roof replacement | Issued | Iss. Jun 28, 2023 | $55,000 | Sweep off existing roof material. Replace with foam overlay. 55 squares. — ReRoofing |
| B17209 | Plumbing / water heater / sewer | Issued | Iss. Mar 7, 2019 | $1,100 | Replace water heater — Replace Plumbing Fixtures(s) |
| 160815 | Solar / battery storage | Issued | Iss. Feb 21, 2019 | $35,000 | Solar Pv 7.92kw - Express |