15 Von Ct
Fairfax 94930 · Unincorporated Fairfax · Unincorporated Marin · Coordinates: 38.00588, -122.59454
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,320,000 ($1,162,000–$1,478,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 11,500 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Dec 21, 2015, 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 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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (150223): Issued after 9 mo (1.7× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
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 (0.17 mi E, 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:
- 11,500 sq ft (0.26 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 VON CT
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2, a single-family residential zone. The lot is 11,500 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
- 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 06041C0288D, 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: $1,162,000 – $1,478,000 · Status: Off market
HUD Small Area FMR (ZIP 94930) · FY 2026
Studio $2,230 · 1BR $2,680 · 2BR $3,240 · 3BR $4,140 · 4BR $4,290
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)0.17 mi E
In "Entitled" for 5.3 yr (since Jul 9, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Addition (adds square footage) (150223) (Issued)On this parcel
Issued after 9 mo (1.7× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
- Accessory dwelling unit at 150 Van Winkle Dr (Applied)0.49 mi N
In "Applied" for 4.6 yr (since Mar 31, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Issued)0.11 mi NW
Active in "Issued" for 5.8 yr (first record Jan 29, 2021) with no new permit activity recorded in 5.8 yr.
Entity-resolved builders & contractors in ½ mile: Integrity Remodel And Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Escalante Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (13 in ½ mi · Remodel / interior alteration); Owner (11 in ½ mi · New garage / accessory structure); Green Bay Remodeling (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 150223 | Addition (adds square footage) | Issued | Iss. Dec 21, 2015 | $275,000 | Rmdl; Addn (Bwop) + Finish Addn Permit# 30060 T.D. 5/20/15 |
| 145390 | Roof replacement | Issued | Iss. Jan 7, 2015 | $9,900 | Reroof |