24 Buena Vista Ave
Fairfax 94930 · Unincorporated Fairfax · Unincorporated Marin · Coordinates: 37.97300, -122.61160
Executive Verdict · Public-Records Synthesis
Zoned R1 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 $1,424,000 ($1,253,000–$1,595,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 13,024 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 (+$92,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 16, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
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 (180080): Issued after 12 mo (4.4× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, 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: Demolition at 2 Mora Ave (0.16 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)
Parcel & Assessor
- Lot size:
- 13,024 sq ft (0.30 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 24 BUENA VISTA AVE
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 13,024 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 06041C0451E, 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: $1,253,000 – $1,595,000 · Status: Off market
HUD Small Area FMR (ZIP 94930) · FY 2026
Studio $2,230 · 1BR $2,680 · 2BR $3,240 · 3BR $4,140 · 4BR $4,290
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (180080) (Issued)On this parcel
Issued after 12 mo (4.4× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- Demolition at 2 Mora Ave (Issued)0.16 mi W
Active in "Issued" for 4.6 yr (first record Apr 26, 2022) with no new permit activity recorded in 4.5 yr.
- New home at 740 Bolinas Rd (Issued)0.27 mi E
Active in "Issued" for 2.6 yr (first record Apr 12, 2024) with no new permit activity recorded in 2.6 yr.
- New home (Issued)0.31 mi NE
Active in "Issued" for 6.3 yr (first record Jul 16, 2020) with no new permit activity recorded in 6.3 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Owner (2 on parcel, 4 in ½ mi · Roof replacement); Morgan Key Hammon Construction (2 in ½ mi · Accessory dwelling unit (new or conversion)); Nordby Construction (1 in ½ mi · Commercial tenant improvement); Building Alchemy (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 |
|---|---|---|---|---|---|
| 180080 | Remodel / interior alteration | Issued | Iss. Sep 16, 2025 | $175,000 | Whole House Remodel; Addition; Covered Entry; Storage; Deck; Retaining Wall |
| B39128 | Roof replacement | Issued | Iss. Aug 28, 2024 | $21,000 | Stucco and electrical panel — Service Upgrade; ReRoofing, Stucco Replacement |
| B39080 | Roof replacement | Issued | Iss. Aug 14, 2024 | $15,000 | shingle the roof and ad gutters. — ReRoofing |