4 Angela Ave
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.99964, -122.57943
Executive Verdict · Public-Records Synthesis
Zoned A2-BD in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,010,000 ($1,769,000–$2,251,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$13,680 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Sep 3, 2020).
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. 16.3 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 830 Butterfield Rd (0.37 mi NE, issued). 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 (~$23,565/yr at $2,010,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,964/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:
- 71,874 sq ft (1.65 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 4 ANGELA AVE
Zoning & Land Use
A2-BD — Agriculture Limited (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-BD (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned A2-BD (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A2-BD (agricultural), not a single-family residential zone.
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 06041C0452E, effective March 17, 2014
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,769,000 – $2,251,000 · 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 830 Butterfield Rd (Issued)0.37 mi NE
Active in "Issued" for 8.3 yr (first record Aug 9, 2018) with no new permit activity recorded in 7.6 yr. High-impact scale (1 housing unit, $1,097,000 declared valuation across 2 permits).
- New home at 116 Holstein Rd (Issued)0.46 mi SE
Active in "Issued" for 12.9 yr (first record Dec 24, 2013) with no new permit activity recorded in 12.4 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
- New home at 71 W Oak Knoll Dr (Applied)0.25 mi NW
In "Applied" for 5.2 yr (since Sep 1, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- 135 Woodside, Unit A (Entitled)0.27 mi SW
In "Entitled" for 8.2 yr (since Sep 7, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Kelly Plumbing And Heating (2 on parcel, 2 in ½ mi · HVAC / heat pump); Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); Golden Gate Home Improvement (1 on parcel, 1 in ½ mi · Electrical / panel); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Crown Ridge Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 165652 | Solar / battery storage | Issued | Iss. Sep 3, 2020 | $65,400 | 10.000kw Photovoltaic & Energy Storage System |
| 158576 | Plumbing / water heater / sewer | Issued | Iss. May 23, 2018 | $1,500 | Gas Line From New Fire Pit And Grill |
| B14676 | HVAC / heat pump | Issued | Iss. Apr 6, 2018 | $3,500 | REPLACE FURNACE FOR UPSTAIRS SYSTEM — Replace Mechanical Appliance |
| B14675 | HVAC / heat pump | Issued | Iss. Apr 6, 2018 | $7,000 | REPLACE FURNACE & AC FOR DOWNSTAIRS SYSTEM — Replace Mechanical Appliance |
| B14651 | Electrical / panel | Issued | Iss. Apr 4, 2018 |