415 Viewpark Ct
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.87322, -122.53475
Executive Verdict · Public-Records Synthesis
Zoned RMP-2.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,996,000 ($1,756,000–$2,236,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-2.5 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
- ✓ Documented permitted upgrades (+$19,355 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Oct 17, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Tamalpais
50 substantial renovation & housing permits over 24 months (20.5 per 1,000 parcels vs. 16.4 citywide baseline) (#3 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Tamalpais)
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 High 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 403 Marin Ave (adu 403a) (0.33 mi N, 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 (~$23,404/yr at $1,996,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,950/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:
- 3,441 sq ft (0.08 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 415 VIEWPARK CT
Zoning & Land Use
RMP-2.5 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-2.5 (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-2.5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-2.5 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High 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 06041C0510E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,756,000 – $2,236,000 · Status: Off market
HUD Small Area FMR (ZIP 94941) · FY 2026
Studio $2,730 · 1BR $3,270 · 2BR $3,960 · 3BR $5,060 · 4BR $5,240
Nearby Activity (½ mile radius, since November 2024)
13 active or recent development projects (13 housing units across completed, permitted, and pipeline stages) and 360 total building permits recorded within ½ mile.
- New construction10 permits (3 units)
- Adds housing (ADU)10 permits (10 units)
- Additions & renovations30 permits
- Building systems248 permits
- Repairs15 permits
- Other47 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 403 Marin Ave (adu 403a) (Issued)0.33 mi N
Active in "Issued" for 2.9 yr (first record Dec 21, 2023) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New home at 469 W Live Oak Dr (aka 461) (Issued)0.35 mi NW
Active in "Issued" for 6.1 yr (first record Oct 22, 2020) with no new permit activity recorded in 22 mo. High-impact scale (1 housing unit, $980,000 declared valuation across 1 permit).
- New home at 407 Spruce St (Issued)0.41 mi N
Active in "Issued" for 7.7 yr (first record Mar 14, 2019) with no new permit activity recorded in 7.5 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- New home at 760 Bay Rd (Issued)0.45 mi NW
Active in "Issued" for 9.4 yr (first record Jun 12, 2017) with no new permit activity recorded in 8.4 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Serecsko Bldg And Remodeling (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Serecsko Building And Remodeling (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Divine Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Philip Kline General Contractor (1 on parcel, 1 in ½ mi · Windows / doors / siding); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44424 | HVAC / heat pump | Issued | Iss. Oct 17, 2025 | $11,000 | Supply and install new 80 gallon heat pump water heater. We will be relocating this water heater to bottom crawlspace. D… |
| B42233 | Windows / doors / siding | Issued | Iss. May 1, 2025 | $61,000 | Replace existing cabinets, countertops and appliances. Replace existing window with same size new window. |
| B37264 | Electrical / panel | Issued | Iss. Mar 8, 2024 | $8,710 | 200A U/G Panel Upgrade and 200A Sub Relocation — Service Upgrade |
| B34026 | Solar / battery storage | Issued | Iss. May 24, 2023 | $20,876 | (N) FLUSH MOUNTED 4.00 kW PV SYSTEM W/ GRID TIED MICROINVERTERS |
| B20500 | Plumbing / water heater / sewer | Issued | Iss. Dec 3, 2019 | $3,000 | New gas line to new fire place. — New Plumbing Fixture(s) |
| B19694 | Windows / doors / siding | Issued | Iss. Aug 29, 2019 | $35,000 | replace 2 door & 4 window in kind & siding — Siding Replacement, Non-structural Door/Window Replacement |
| 162048 | Remodel / interior alteration | Issued | Iss. Jul 11, 2019 | $28,000 | Repair & Repl Upper & Lower Deck; Inter Struc Remod T D 7/8/19 |