410 Countyview Dr
Mill Valley 94941 · Tamalpais · Unincorporated Marin · Coordinates: 37.87297, -122.53544
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 $2,165,000 ($1,905,000–$2,425,000).
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 (+$9,918 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Dec 2, 2020).
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)
- ! Delayed or open permit activity on this parcel
Roof replacement (164775): Issued after 19 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 469 W Live Oak Dr (aka 461) (0.34 mi NW, 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:
- 10,106 sq ft (0.23 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 410 COUNTYVIEW DR
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: $1,905,000 – $2,425,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Roof replacement (164775) (Issued)On this parcel
Issued after 19 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
- New garage / accessory structure (164774) (Issued)On this parcel
Issued after 2 yr (4.4× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- New home at 469 W Live Oak Dr (aka 461) (Issued)0.34 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).
- Accessory dwelling unit at 403 Marin Ave (adu 403a) (Issued)0.35 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).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 26 in ½ mi · Remodel / interior alteration); Fp Builders (3 on parcel, 3 in ½ mi · HVAC / heat pump); Pac Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (46 in ½ mi · Remodel / interior alteration); International Building Investment (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 166434 | Solar / battery storage | Issued | Iss. Dec 2, 2020 | $29,000 | Rooftop Photovoltaic 13.845kw & Energy Storage ***E-Inspection*** |
| 164775 | Roof replacement | Issued | Iss. Jun 2, 2020 | $1,000,000 | Decks, Reroof, Siding & Struct. Wndw & Dr***Ext App To 6/13/20 Pd Under 82023 T.D. 11/15/18 |
| 164774 | New garage / accessory structure | Issued | Iss. Jun 2, 2020 | $245,000 | Guard Rails, Struc. Trash Inclosure, Lighting, Entry Gate. ***Ext App To 6-13-20 |
| 146397 | HVAC / heat pump | Issued | Iss. Mar 25, 2015 | $4,000 | Replace Wood Fireplace W/Gas Insert - Epa Phase 2 |
| 144680 | Remodel / interior alteration | Issued |