22 Von Ct
Fairfax 94930 · Unincorporated Fairfax · Unincorporated Marin · Coordinates: 38.00608, -122.59524
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 $1,423,000 ($1,252,000–$1,594,000).
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 24,873 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$25,878 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 13, 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 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.2 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)
- ! Year 1 Prop 13 tax reset (~$16,815/yr at $1,423,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,401/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:
- 24,873 sq ft (0.57 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22 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 24,873 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: $1,252,000 – $1,594,000 · 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)0.2 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).
- Accessory dwelling unit at 150 Van Winkle Dr (Applied)0.48 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).
- Demolition at 240 Van Winkle Dr (Applied)0.49 mi N
In "Applied" for 12.2 yr (since Aug 28, 2014), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- New home (Issued)450 ft N
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: Owner (1 on parcel, 11 in ½ mi · New garage / accessory structure); Sustainable Living Builders (1 on parcel, 1 in ½ mi · Solar / battery storage); Jaj Roofing (1 on parcel, 1 in ½ mi · Solar / battery storage); Haddon Heating And Cooling (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gratto Electric (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B32967 | Solar / battery storage | Issued | Iss. Mar 13, 2023 | $25,200 | Installation of 12.8 kW Solar System. Installation of 18 Q-Cell ML-G10+ 400w watt panels. Installation of 18 Enphase IQ8… |
| B32748 | Plumbing / water heater / sewer | Issued | Iss. Feb 25, 2023 | $1,500 | Remove existing meter panel. Replace with 200amp surface mount meter load combo. Update grounding per NEC with 2, 3/4 gr… |
| B32437 | Solar / battery storage | Issued | Iss. Jan 31, 2023 | $24,315 | Install new 7.2 kw/20 panel PV system and new 125A rated subpanel |
| 165562 | Remodel / interior alteration | Issued | Iss. Aug 27, 2020 | $15,000 | Bath Remodel |
| B23246 | HVAC / heat pump |