1 Sacramento Ave
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.98732, -122.56048
Executive Verdict · Public-Records Synthesis
Zoned RMP-1.0 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,809,000 ($1,592,000–$2,026,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-1.0 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Apr 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.37 mi SW, entitled). 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 (~$21,254/yr at $1,809,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,771/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:
- 192,274 sq ft (4.41 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 11 SACRAMENTO AVE; 1 SACRAMENTO AVE
Zoning & Land Use
RMP-1.0 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-1.0 (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-1.0 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-1.0 (multifamily residential), not a single-family residential zone.
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 06041C0456F, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,592,000 – $2,026,000 · 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 (Entitled)0.37 mi SW
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).
- Accessory dwelling unit at 183 Sacramento Ave A D U 183 A (Issued)0.33 mi NW
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 home at 302 Los Angeles Blvd (Issued)0.1 mi W
Active in "Issued" for 12.6 yr (first record Apr 22, 2014) with no new permit activity recorded in 12.2 yr.
- Demolition at 295 Los Angeles Blvd (Issued)0.12 mi W
Active in "Issued" for 10.4 yr (first record Jun 14, 2016) with no new permit activity recorded in 10.2 yr.
Entity-resolved builders & contractors in ½ mile: Owner (2 on parcel, 5 in ½ mi · Roof replacement); Kruetzfeldt Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (11 in ½ mi · Addition (adds square footage)); Jungsten Constr (3 in ½ mi · New garage / accessory structure); Nichelini And Sons (1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41892 | Roof replacement | Issued | Iss. Apr 3, 2025 | $63,285 | Roof replacement — ReRoofing |
| B40939 | Solar / battery storage | Issued | Iss. Jan 21, 2025 | $42,200 | ROOF MOUNTED PHOTOVOLTAIC SYSTEMS - (2) Identical PV Systems Serving (2) PG&E Electric Meters - (16) Modules & Microinve… |
| B39620 | Roof replacement | Issued | Iss. Sep 26, 2024 | $40,000 | Replace roof on barn — ReRoofing |