100 Sacramento Ave
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.98984, -122.56350
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.1-HOD in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,792,000 ($1,577,000–$2,007,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.1-HOD 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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Apr 24, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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. 16.3 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: Accessory dwelling unit at 183 Sacramento Ave A D U 183 A (0.11 mi 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)
- ! Year 1 Prop 13 tax reset (~$21,058/yr at $1,792,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,755/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:
- 132,466 sq ft (3.04 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 100 SACRAMENTO AVE
Zoning & Land Use
RMP-0.1-HOD — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.1-HOD (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-0.1-HOD (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.1-HOD (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 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: $1,577,000 – $2,007,000 · 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)0.11 mi 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 home (Entitled)0.38 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).
- New home at 140 Sacramento Ave (Issued)300 ft S
Active in "Issued" for 11.4 yr (first record Jun 11, 2015) with no new permit activity recorded in 10.1 yr.
- Demolition at 295 Los Angeles Blvd (Issued)0.15 mi S
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: Hulbert Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Fast Water Heater (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (11 in ½ mi · Addition (adds square footage)); Jungsten Constr (3 in ½ mi · New garage / accessory structure); Owner (3 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46586 | HVAC / heat pump | Issued | Iss. Apr 24, 2026 | $21,937 | Replace Ductwork, Replace Mechanical Appliance |
| B37524 | Plumbing / water heater / sewer | Issued | Iss. Apr 1, 2024 | $3,775 | Remove/Replace 40 gallon gas water heater in the kitchen — Replace Plumbing Fixtures(s) |