15 Estates Dr
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 38.01357, -122.59440
Executive Verdict · Public-Records Synthesis
Zoned R1-BD 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 $1,994,000 ($1,755,000–$2,233,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-BD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 18,382 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$41,848 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 13, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Sleepy Hollow
32 substantial renovation & housing permits over 24 months (32.7 per 1,000 parcels vs. 16.4 citywide baseline) (#4 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Sleepy Hollow)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 99 Garden Rock Rd (0.15 mi NE, 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)
- ! Year 1 Prop 13 tax reset (~$23,381/yr at $1,994,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,948/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:
- 18,382 sq ft (0.42 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 ESTATES DR
Zoning & Land Use
R1-BD — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-BD (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-BD, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-BD, a single-family residential zone. The lot is 18,382 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: $1,755,000 – $2,233,000 · Status: Off market
HUD Small Area FMR (ZIP 94960) · FY 2026
Studio $2,510 · 1BR $3,010 · 2BR $3,640 · 3BR $4,650 · 4BR $4,820
Developments Deserving Closer Investigation & Active Area Builders
- New home at 99 Garden Rock Rd (Applied)0.15 mi NE
In "Applied" for 3.1 yr (since Oct 11, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
- New commercial building at 1500 Butterfield Rd (Issued)0.5 mi NE
Active in "Issued" for 4 yr (first record Oct 25, 2022) with no new permit activity recorded in 12 mo. High-impact scale ($2,700,000 declared valuation across 2 permits).
- New commercial building at 1500 Butterfield Rd (Applied)0.5 mi NE
Active in "Applied" for 7.5 yr (first record May 15, 2019) with no new permit activity recorded in 7.5 yr. High-impact scale ($2,500,000 declared valuation across 2 permits).
- Demolition at 240 Van Winkle Dr (Applied)440 ft W
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).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 15 in ½ mi · New garage / accessory structure); Solar Optimum (3 on parcel, 3 in ½ mi · Other); Rempe Construction (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Mcdonald Heating And Cooling (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Shining Star Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182713 | Addition (adds square footage) | Issued | Iss. Oct 13, 2026 | $5,000 | Revision To Permit 180638. Adding 18.5 Sq Ft To Approved New Dining Room. |
| B46328 | Other | Issued | Iss. Mar 30, 2026 | $6,000 | — |
| B46327 | Other | Issued | Iss. Mar 30, 2026 | $22,000 | — |
| 180638 | New garage / accessory structure | Issued | Iss. Dec 3, 2025 | $60,000 | Add Dining Room; Garden Storage |
| B44608 | Solar / battery storage | Issued | Iss. Oct 30, 2025 | $39,000 | ROOF MOUNTED 11.31 KW PV SYSTEM 26 PV MODULES 1-TESLA POWERWALL 3 ESS 1-TESLA BACKUP SWITCH (N)175A MAIN BREAKER PCS |