6 Carmel Way
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.99031, -122.56445
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 $2,018,000 ($1,776,000–$2,260,000).
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 65,296 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 (+$21,528 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 3, 2025).
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
New garage / accessory structure (166147): Issued after 11 mo (2.0× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
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: Accessory dwelling unit at 183 Sacramento Ave A D U 183 A (320 ft W, 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:
- 65,296 sq ft (1.50 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 6 CARMEL WAY
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 65,296 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: $1,776,000 – $2,260,000 · 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)320 ft W
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).
- New garage / accessory structure (166147) (Issued)On this parcel
Issued after 11 mo (2.0× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
- New home (Entitled)0.39 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).
- New home (Entitled)0.45 mi W
In "Entitled" for 6.5 yr (since Apr 26, 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 (1 on parcel, 3 in ½ mi · New garage / accessory structure); Nexus Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); De Mello Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (12 in ½ mi · Addition (adds square footage)); Jungsten Constr (3 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44133 | Solar / battery storage | Issued | Iss. Oct 3, 2025 | $34,000 | Install 2 Enphase batteries to existing solar on site |
| 166515 | Solar / battery storage | Issued | Iss. Dec 9, 2020 | $20,000 | 6.5kw Rooftop Photovoltaic **E-Inspection** |
| 166147 | New garage / accessory structure | Issued | Iss. Nov 4, 2020 | $19,337 | Tear Down/Rebld Shed T.D. 9-22-20 |
| B18070 | Roof replacement | Issued | Iss. Jun 21, 2019 | $16,835 | REMOVE SHINGLE ROOF INSTALL SHINGLE ROOF CLASS A — ReRoofing |