19 Von Ct
Fairfax 94930 · Unincorporated Fairfax · Unincorporated Marin · Coordinates: 38.00584, -122.59528
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 $1,420,000 ($1,250,000–$1,590,000).
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 30,318 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$22,160 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 4, 2024).
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: New home (0.21 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 (~$16,780/yr at $1,420,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,398/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:
- 30,318 sq ft (0.70 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 19 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 30,318 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: $1,250,000 – $1,590,000 · 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)0.21 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).
- New home (Issued)0.1 mi N
Active in "Issued" for 5.8 yr (first record Jan 29, 2021) with no new permit activity recorded in 5.8 yr.
- Accessory dwelling unit at 26 Tappan Rd (aka 28) (Issued)0.48 mi NE
Active in "Issued" for 3.6 yr (first record Apr 5, 2023) with no new permit activity recorded in 3.3 yr.
Entity-resolved builders & contractors in ½ mile: Jaj Roofing (2 on parcel, 2 in ½ mi · Solar / battery storage); Arrow Deck And Construction (1 on parcel, 1 in ½ mi · General repair); John Owens Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (12 in ½ mi · Remodel / interior alteration); Owner (11 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176803 | General repair | Issued | Iss. Jun 4, 2024 | $43,000 | Remove Interior Wall In Space Below Garage 4/30/24; Double Charge, Refund Of $1080.29 Given; A Lee |
| B33214 | HVAC / heat pump | Issued | Iss. Mar 29, 2023 | $8,129 | Replace water heater with 65 gallon heat pump water heater. — Replace Plumbing Fixtures(s) |
| B33104 | Solar / battery storage | Issued | Iss. Mar 22, 2023 | $15,528 | Install new 4 kw/10 panel PV system |
| B30489 | Solar / battery storage | Issued | Iss. Jul 28, 2022 | $58,974 | New PV system 6.48 kW, New battery system 27 kWh, New 200A main service panel |