60 Sacramento Ave
San Anselmo 94960 · Sleepy Hollow · Unincorporated Marin · Coordinates: 37.98853, -122.56153
Executive Verdict · Public-Records Synthesis
Zoned R1-HOD 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 $1,893,000 ($1,666,000–$2,120,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-HOD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,492 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 (+$69,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jul 29, 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. 16.3 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (94096): Pending in review for 8 mo (2.8× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
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 (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)
Parcel & Assessor
- Lot size:
- 7,492 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 60 SACRAMENTO AVE
Zoning & Land Use
R1-HOD — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-HOD (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-HOD, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-HOD, a single-family residential zone. The lot is 7,492 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 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: $1,666,000 – $2,120,000 · 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
- Remodel / interior alteration (94096) (Applied)On this parcel
Pending in review for 8 mo (2.8× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
- 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)0.24 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)400 ft SW
Active in "Issued" for 12.6 yr (first record Apr 22, 2014) with no new permit activity recorded in 12.2 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 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); Nichelini And Sons (1 in ½ mi · Remodel / interior alteration); Tri West Homes (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182246 | Addition (adds square footage) | Issued | Iss. Jul 29, 2026 | $92,000 | Kitchen Addition; Bedrm & Bathrm Remodel; Reframe Roof; (N) Elec And Water Services - B W O P |
| 94096 | Remodel / interior alteration | Applied | App. Mar 25, 2026 | $50,600 | Minor Kitchen And Bathroom Remodel |