832 Fawn Dr
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.99841, -122.56384
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 $2,027,000 ($1,784,000–$2,270,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-1 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$30,303 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Nov 11, 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 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)
- ! Delayed or open permit activity on this parcel
Solar / battery storage (86842): Pending in review for 6 yr — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 666 Fawn Dr (0.25 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)
Parcel & Assessor
- Lot size:
- 59,329 sq ft (1.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 832 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: $1,784,000 – $2,270,000 · 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)0.25 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).
- Solar / battery storage (86842) (Applied)On this parcel
Pending in review for 6 yr — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- New home at 116 Holstein Rd (Issued)0.45 mi W
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)0.16 mi 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).
Entity-resolved builders & contractors in ½ mile: Ambrose Construction (5 on parcel, 5 in ½ mi · Solar / battery storage); Downing Heating And Air Conditioning (2 on parcel, 2 in ½ mi · HVAC / heat pump); Owner Builder (7 in ½ mi · Remodel / interior alteration); Don J Birch Construction (4 in ½ mi · Addition (adds square footage)); Robert Simkins General Contractor (3 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B49085 | Other | Issued | Iss. Nov 11, 2026 | $2,980 | — |
| B33557 | Solar / battery storage | Issued | Iss. Apr 21, 2023 | $21,250 | 4.25 KW PV (10XSPR-M425-H-AC) Roof Mount on Res, and 1 Tesla AC Powerwall 5 KW Each |
| B26966 | HVAC / heat pump | Issued | Iss. Sep 10, 2021 | $15,804 | Replace existing furnace with a Bryant 2 stage 96% AFUE furnace,model 926TB36060 as well as replace existing A/C with a … |
| B26392 | HVAC / heat pump | Issued | Iss. Jul 22, 2021 | $15,804 | Remove and replace existing furnace and air conditioning system with new Bryant 96% AFUE, 2 stage furnace, model 926TB36… |
| 166522 | Electrical / panel | Issued |