110 Mountain View Ave
Lagunitas 94938 · Lagunitas · Unincorporated Marin · Coordinates: 38.00909, -122.69997
Executive Verdict · Public-Records Synthesis
Zoned R1-B3-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 $1,222,000 ($1,075,000–$1,369,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B3-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 19,079 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 (+$115,040 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Mar 21, 2023).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 100 Lagunitas Rd (480 ft S, 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 (~$14,503/yr at $1,222,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,209/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:
- 19,079 sq ft (0.44 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 110 MOUNTAIN VIEW AVE
Zoning & Land Use
R1-B3-SGV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B3-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B3-SGV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B3-SGV, a single-family residential zone. The lot is 19,079 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: $1,075,000 – $1,369,000 · 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
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project (1 housing units across completed, permitted, and pipeline stages) and 27 total building permits recorded within ½ mile.
- Adds housing (ADU)1 permit (1 units)
- Additions & renovations1 permit
- Building systems20 permits
- Repairs1 permit
- Other4 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 100 Lagunitas Rd (Issued)480 ft S
Active in "Issued" for 10.4 yr (first record Jun 27, 2016) with no new permit activity recorded in 8.3 yr.
- New home at 5 Charles Ln (Issued)0.23 mi NW
Active in "Issued" for 16.9 yr (first record Dec 31, 2009) with no new permit activity recorded in 11.8 yr.
- Accessory dwelling unit at 40 Lagunitas Rd (Applied)380 ft W
In "Applied" for 20 mo (since Mar 27, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 138 Rodeo Ave (Issued)0.38 mi N
Active in "Issued" for 12.8 yr (first record Feb 10, 2014) with no new permit activity recorded in 12.8 yr.
Entity-resolved builders & contractors in ½ mile: Gerrit Roze Construction (5 on parcel, 5 in ½ mi · Addition (adds square footage)); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (7 in ½ mi · Demolition); Owner Builder (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B33071 | Solar / battery storage | Issued | Iss. Mar 21, 2023 | $10,500 | Install (14) roof mount solar panels at 3.8kw. Install energy storage system to backup electrical. |
| 162958 | Remodel / interior alteration | Issued | Iss. Oct 16, 2019 | $500,000 | Rebuild And Rmdl Fire Damged House & Rebuild & Add On To Deck T.D. 7/19/19 |
| 159442 | Electrical / panel | Issued | Iss. Aug 28, 2018 | $2,000 | Temp Power Pole (Demo Rebuild Tr#82276) |
| 159230 | Demolition | Issued | Iss. Aug 7, 2018 | $27,944 | Partial Demo Burned House |
| 154814 | General repair | Issued | Iss. Mar 21, 2017 | $40,000 | Ret Wall - Repl @ Driveway |
| 146098 | Addition (adds square footage) | Issued | Iss. Mar 5, 2015 | $130,000 | Add 2 Bdrms & Bathrm - Changge Contr 6/16/15 T.D. 1/21/15 |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2019, 2021).