125 Sylvestris Dr
San Geronimo 94963 · San Geronimo Village · Unincorporated Marin · Coordinates: 38.00821, -122.66840
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.47-SGV 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 $1,260,000 ($1,109,000–$1,411,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.47-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 381,194 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$21,420 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Nov 18, 2022).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (82649): Pending in review for 8.1 yr (35.5× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 15 Fir Ave (0.5 mi NW, 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)
Parcel & Assessor
- Lot size:
- 381,194 sq ft (8.75 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 125 SYLVESTRIS DR
Zoning & Land Use
RSP-0.47-SGV — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.47-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-0.47-SGV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.47-SGV, a single-family residential zone. The lot is 381,194 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 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: $1,109,000 – $1,411,000 · Status: Off market
HUD Small Area FMR (ZIP 94963) · FY 2026
Studio $2,500 · 1BR $3,000 · 2BR $3,630 · 3BR $4,630 · 4BR $4,800
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (82649) (Applied)On this parcel
Pending in review for 8.1 yr (35.5× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New home at 15 Fir Ave (Applied)0.5 mi NW
In "Applied" for 5 yr (since Nov 1, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 625 San Geronimo Valley Dr (Issued)0.41 mi N
Active in "Issued" for 4.9 yr (first record Dec 6, 2021) with no new permit activity recorded in 3.9 yr.
- Demolition at 15 Fir Ave (Issued)0.5 mi NW
Active in "Issued" for 10.3 yr (first record Aug 3, 2016) with no new permit activity recorded in 10.2 yr.
Entity-resolved builders & contractors in ½ mile: Sun Solar Electric (2 on parcel, 2 in ½ mi · Solar / battery storage); Royal Home Builder (1 on parcel, 1 in ½ mi · New garage / accessory structure); Sj Cimino Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Alpine Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Charles Window And Door (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 172777 | New garage / accessory structure | Issued | Iss. Nov 18, 2022 | $150,000 | New Garage |
| B31575 | Electrical / panel | Issued | Iss. Oct 27, 2022 | $45,000 | furnish and install new upgraded electrical service. — Service Upgrade |
| B24475 | Electrical / panel | Issued | Iss. Dec 22, 2020 | $10,000 | 400 Amp Residential Electrical Service Upgrade — Service Upgrade |
| 82649 | Remodel / interior alteration | Applied | App. Oct 15, 2018 | $250,000 | Struct. Rmdl & Wndws In Knd - Lower Level***Expired T.D. 1/7/19 |
| 158852 | Solar / battery storage | Issued | Iss. Jun 21, 2018 |