100 A Pasadena Ave
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.98930, -122.56553
Executive Verdict · Public-Records Synthesis
Zoned R1-B2 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 $2,177,000 ($1,916,000–$2,438,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 28,793 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$180,258 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 15, 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 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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (182375): Issued after 10 mo (1.9× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 183 Sacramento Ave A D U 183 A (270 ft N, 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)
Parcel & Assessor
- Lot size:
- 28,793 sq ft (0.66 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 100A PASADENA AVE; 100 PASADENA AVE
Zoning & Land Use
R1-B2 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B2, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2, a single-family residential zone. The lot is 28,793 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 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: $1,916,000 – $2,438,000 · 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
- Accessory dwelling unit at 183 Sacramento Ave A D U 183 A (Issued)270 ft N
Active in "Issued" for 2.8 yr (first record Jan 9, 2024) with no new permit activity recorded in 9 mo. High-impact scale (1 housing unit, $2,100,000 declared valuation across 1 permit).
- Addition (adds square footage) (182375) (Issued)On this parcel
Issued after 10 mo (1.9× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
- Addition (adds square footage) (158691) (Issued)On this parcel
Issued after 11 mo (2.1× the 160d median) — above the 75th percentile for addition (adds square footage) permits in Unincorporated Marin (median 160d, 75th pct 249d, n=316).
- New home (Entitled)0.31 mi S
In "Entitled" for 6 yr (since Oct 28, 2020), 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: Owner Builder (1 on parcel, 11 in ½ mi · Addition (adds square footage)); Jzmac Builders (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Verde Metals (1 on parcel, 1 in ½ mi · HVAC / heat pump); Grier Argall Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182375 | Addition (adds square footage) | Issued | Iss. Oct 15, 2026 | $60,000 | Convert (E) Guest House To A D U; Convert Storage To Living Space |
| 167528 | Solar / battery storage | Issued | Iss. Mar 24, 2021 | $21,550 | Photovoltaic 5.1 Kw And Energy Storage System-Express |
| B16158 | HVAC / heat pump | Issued | Iss. Oct 11, 2018 | $19,700 | Install one new heating and AC system — Mechanical Appliance |
| 158691 | Addition (adds square footage) | Issued | Iss. Jun 7, 2018 | $250,000 | Rmdl; Addtn T.D. 8/18/17 |
| 149891 | Plumbing / water heater / sewer | Issued | Iss. Nov 23, 2015 |