28 Catskill Ct
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 38.01037, -122.58495
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 $1,932,000 ($1,700,000–$2,164,000).
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 15,943 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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 29, 2023, 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 40 De Burgh Dr (0.23 mi S, 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 (~$22,668/yr at $1,932,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,889/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:
- 15,943 sq ft (0.37 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 28 CATSKILL CT
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 15,943 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: $1,700,000 – $2,164,000 · 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 40 De Burgh Dr (Applied)0.23 mi S
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)110 ft NW
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)0.15 mi N
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).
- New commercial building at 1500 Butterfield Rd (Issued)0.45 mi N
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).
Entity-resolved builders & contractors in ½ mile: Bellows Plumbing Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Maap (1 on parcel, 1 in ½ mi · Windows / doors / siding); Hoffman Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Zaragoza Plumbing Team (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (33 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34501 | Windows / doors / siding | Issued | Iss. Jun 29, 2023 | $11,899 | Replacing 4 windows with retrofit frame & 2 new construction frame sliding patio doors in-kind with vinyl & WUI glass. —… |
| B32458 | HVAC / heat pump | Issued | Iss. Feb 1, 2023 | $9,500 | Install new ductless mini split heat pump at right side of home. — Mechanical Appliance |
| B32200 | HVAC / heat pump | Issued | Iss. Jan 4, 2023 | $8,000 | Install mini split heat pump on on left side of house — Mechanical Appliance |
| B24867 | Plumbing / water heater / sewer | Issued | Iss. Feb 12, 2021 | $800 | Replace a 50 gallon water heater in the mechanical room on the right side of the house. — Replace Plumbing Fixtures(s) |
| B11321 |