87 Angela Ave
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.99961, -122.57999
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 $1,947,000 ($1,713,000–$2,181,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Feb 7, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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 830 Butterfield Rd (0.39 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 (~$22,841/yr at $1,947,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,903/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:
- 17,729 sq ft (0.41 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 87 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: $1,713,000 – $2,181,000 · 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)0.39 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)0.49 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)0.23 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)0.24 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: Juan Calmell (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Ed Electric Group (1 on parcel, 1 in ½ mi · EV charger); Owner Builder (21 in ½ mi · Remodel / interior alteration); Owner (5 in ½ mi · Addition (adds square footage)); First Impressions Painting And Building (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45786 | EV charger | Issued | Iss. Feb 7, 2026 | $2,793 | EV Charging Station |
| 143467 | Addition (adds square footage) | Issued | Iss. Jul 24, 2014 | $180,000 | Add Top Story; Shear Wall In Lower Floor, Repl Some Wndws, Add Int Stair To New Addn T.D. 5/29/14 |