30 Tappan Rd
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 38.01122, -122.58988
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 $2,103,000 ($1,851,000–$2,355,000).
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 15,594 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 (+$174,578 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jul 21, 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 (0.35 mi NW, 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 (~$24,635/yr at $2,103,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,053/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:
- 15,594 sq ft (0.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 30 TAPPAN RD
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 15,594 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 06041C0289D, 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: $1,851,000 – $2,355,000 · 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
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 283 total building permits recorded within ½ mile.
- New construction10 permits
- Adds housing (ADU)2 permits (2 units)
- Demolition2 permits
- Additions & renovations31 permits
- Building systems193 permits
- Repairs11 permits
- Other34 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 99 Garden Rock Rd (Applied)0.35 mi NW
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 home at 40 De Burgh Dr (Applied)0.42 mi SE
In "Applied" for 9.3 yr (since Jul 31, 2017), 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, $1,800,000 declared valuation across 3 permits).
- New commercial building at 1317 Butterfield Rd (Applied)0.26 mi E
Active in "Applied" for 10.5 yr (first record May 2, 2016) with no new permit activity recorded in 10.5 yr. High-impact scale ($2,500,000 declared valuation across 2 permits).
- New home at 121 Van Tassel Ct (Issued)0.34 mi E
Active in "Issued" for 8.7 yr (first record Feb 21, 2018) with no new permit activity recorded in 8.4 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Ernest Ongaro And Sons (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Tj Built Construction (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Kobsak Chavapricha (1 on parcel, 1 in ½ mi · Other); Owner Builder (26 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47491 | Other | Issued | Iss. Jul 21, 2026 | $15,000 | — |
| 173992 | Remodel / interior alteration | Issued | Iss. May 8, 2023 | $47,000 | Remodel, Including Bath; Roof Reconfiguration; Replace Windows In Kind |
| B31358 | Solar / battery storage | Issued | Iss. Oct 11, 2022 | $70,738 | (N) FLUSH MOUNTED 9.25 kW PV SYSTEM WITH (N) 26.88 kWh BATTERY STORAGE, GRID TIED MICROINVERTERS |
| 171193 | Addition (adds square footage) | Issued | Iss. Apr 18, 2022 | $217,000 | Addition; Remodel R V F D T U S D |
| B22623 | HVAC / heat pump | Issued | Iss. May 20, 2020 | $5,200 | install AC new to left side of house- Trane Model # 4TTR4037 — Mechanical Appliance |
| B19653 | Plumbing / water heater / sewer | Issued | Iss. Aug 23, 2019 | $3,800 | Partial sewer repipe - approx 80 feet of 4 ABS; 60 feel of 2 ABS, 20 feet of 1 1/2 ABS as well as partial water repipe -… |
| B14553 | Plumbing / water heater / sewer | Issued | Iss. Mar 20, 2018 | $2,200 | like for like change out of 2 50 gallon water heaters — New Plumbing Fixture(s) |