50 Moncada Way
San Rafael 94901 · Country Club · Unincorporated Marin · Coordinates: 37.97675, -122.50110
Executive Verdict · Public-Records Synthesis
Zoned R1-B4 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,749,000 ($1,539,000–$1,959,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 43,952 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$14,960 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Nov 28, 2018).
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 (Local 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 41 Fairway Dr (adu 41a) (0.1 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 (~$20,564/yr at $1,749,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,714/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:
- 43,952 sq ft (1.01 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 50 MONCADA WAY
Zoning & Land Use
R1-B4 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B4 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B4, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B4, a single-family residential zone. The lot is 43,952 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 (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0457E, 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: $1,539,000 – $1,959,000 · Status: Off market
HUD Small Area FMR (ZIP 94901) · FY 2026
Studio $2,150 · 1BR $2,580 · 2BR $3,120 · 3BR $3,990 · 4BR $4,130
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 41 Fairway Dr (adu 41a) (Issued)0.1 mi N
Active in "Issued" for 23 mo (first record Dec 4, 2024) with no new permit activity recorded in 18 mo. High-impact scale (1 housing unit, $2,025,000 declared valuation across 1 permit).
- New home at 195 Fairway Dr (Issued)0.13 mi SW
Active in "Issued" for 5.6 yr (first record Mar 22, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
- New home at 195 Fairway Dr (Issued)0.13 mi SW
Active in "Issued" for 12.9 yr (first record Dec 26, 2013) with no new permit activity recorded in 10.4 yr. High-impact scale (1 housing unit, $1,636,842 declared valuation across 2 permits).
- New home at 53 Montecito Rd (Issued)0.21 mi S
Active in "Issued" for 8.9 yr (first record Dec 27, 2017) with no new permit activity recorded in 8.5 yr. High-impact scale (1 housing unit, $1,498,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Gary W Giesen General Contractor (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Giesen General Cont (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Owner Builder (28 in ½ mi · New garage / accessory structure); Owner (14 in ½ mi · Remodel / interior alteration); Coastal Construction (4 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 |
|---|---|---|---|---|---|
| 160210 | Remodel / interior alteration | Issued | Iss. Nov 28, 2018 | $40,000 | Bath Rmdl |
| B16189 | Plumbing / water heater / sewer | Issued | Iss. Oct 16, 2018 | $40,000 | Putting shower valve, lighting, new heat floor. — New Circuits / Outlets, Replace Circuits / Outlets; Replace Plumbing F… |