711 Fawn Dr
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.99991, -122.56450
Executive Verdict · Public-Records Synthesis
Zoned RMP-1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,023,000 ($1,780,000–$2,266,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$26,272 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Feb 22, 2017).
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 High 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 666 Fawn Dr (0.15 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 (~$23,715/yr at $2,023,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,976/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:
- 38,159 sq ft (0.88 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 711 FAWN DR
Zoning & Land Use
RMP-1 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-1 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-1 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-1 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High 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: $1,780,000 – $2,266,000 · 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 666 Fawn Dr (Applied)0.15 mi NW
In "Applied" for 7.5 yr (since Apr 29, 2019), 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, $1,000,000 declared valuation across 1 permit).
- New home at 116 Holstein Rd (Issued)0.46 mi SW
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).
- Accessory dwelling unit at 705 Fawn Dr (Applied)260 ft N
In "Applied" for 5.2 yr (since Aug 15, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.17 mi NE
In "Entitled" for 8 yr (since Nov 29, 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: Vanni Steve Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Brandon Riedel Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Bonney Plumbing Dba Oconnell Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Jam Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Rh Hydronics (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B11884 | Roof replacement | Issued | Iss. Feb 22, 2017 | $1,250 | reroof — ReRoofing |
| 153264 | Remodel / interior alteration | Issued | Iss. Sep 19, 2016 | $79,613 | Kitchen Remodel-Express |
| 148310 | HVAC / heat pump | Issued | Iss. Aug 6, 2015 | $3,500 | Install New Radiant Heat System |
| 148201 | Electrical / panel | Issued | Iss. Jul 30, 2015 | $3,600 | New Service Panel, Relocate Sub-Pnl, Install Lighting |
| 148180 | Windows / doors / siding | Issued | Iss. Jul 29, 2015 | $3,800 |