80 Sea View Ave
San Rafael 94901 · Country Club · Unincorporated Marin · Coordinates: 37.97124, -122.50698
Executive Verdict · Public-Records Synthesis
Zoned R1-B4 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,741,000 ($1,532,000–$1,950,000).
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 42,253 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$7,360 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 16, 2024).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 71 new homes (0.5 mi S, 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)
- ! Year 1 Prop 13 tax reset (~$20,472/yr at $1,741,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,706/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:
- 42,253 sq ft (0.97 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 80 SEA VIEW AVE
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 42,253 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
- Not in a State-mapped fire hazard severity zone
- 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: $1,532,000 – $1,950,000 · 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
- 71 new homes (Entitled)0.5 mi S
In "Entitled" for 4.5 yr (since May 10, 2022), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (71 housing units, 6 deed-restricted affordable across 0 permits).
- New home (Entitled)0.37 mi W
In "Entitled" for 7 yr (since Nov 26, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- 32 new homes (Issued)0.44 mi SW
Active in "Issued" for 6.6 yr (first record Apr 6, 2020) with no new permit activity recorded in 5.8 yr. High-impact scale (32 housing units across 0 permits).
- New home at 7 Sea View Dr (Issued)470 ft SW
Active in "Issued" for 12.5 yr (first record May 19, 2014) with no new permit activity recorded in 12.2 yr. High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); Pac Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Fast Water Heater (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Able Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (21 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B38750 | Solar / battery storage | Issued | Iss. Jul 16, 2024 | $9,000 | 6.0kW PV solar, roof mounted, no batteries |
| B38407 | Roof replacement | Issued | Iss. Jun 14, 2024 | $2,961 | REMOVE AND REPLACE CLASS A COMP SHINGLE ROOF. — ReRoofing; With Electronic Inspection |
| B15231 | HVAC / heat pump | Issued | Iss. Jun 18, 2018 | $15,000 | Change out of Central Gas Furnace 95 % and add on 2 Split A/C Condensers 14 SEER no duct work — Mechanical Appliance, Re… |
| B10914 | HVAC / heat pump | Issued | Iss. Aug 30, 2016 | $14,000 | REPLACE FURNACE & DUCTING — Replace Mechanical Appliance |
| 146928 | Plumbing / water heater / sewer | Issued |