80 Heron Ct
San Quentin 94964 · San Quentin · Unincorporated Marin · Coordinates: 37.94096, -122.48327
Executive Verdict · Public-Records Synthesis
Zoned RMP-6-BFC in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,362,000 ($1,158,000–$1,566,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-6-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$99,176 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Mar 7, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 22 Mckenzie St (370 ft 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 (~$16,113/yr at $1,362,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,343/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:
- 1,437 sq ft (0.03 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 80 HERON CT
Zoning & Land Use
RMP-6-BFC — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-6-BFC (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-6-BFC (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-6-BFC (multifamily residential), not a single-family residential zone.
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 06041C0478E, 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: $1,158,000 – $1,566,000 · Status: Off market
HUD Small Area FMR (ZIP 94964) · FY 2026
Studio $2,530 · 1BR $3,040 · 2BR $3,680 · 3BR $4,700 · 4BR $4,870
Nearby Activity (½ mile radius, since November 2024)
0 active or recent development projects and 12 total building permits recorded within ½ mile.
- Additions & renovations2 permits
- Building systems8 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 22 Mckenzie St (Issued)370 ft N
Active in "Issued" for 3.9 yr (first record Dec 27, 2022) with no new permit activity recorded in 2.8 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Guthrie Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Reyff Electric (1 on parcel, 1 in ½ mi · Electrical / panel); James Flanagan Builder (2 in ½ mi · New garage / accessory structure); Rodd Renovations (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176151 | Remodel / interior alteration | Issued | Iss. Mar 7, 2024 | $196,000 | Remodel Kitchen & 3 Bathrooms For Mold Remediation |
| B35626 | Electrical / panel | Issued | Iss. Oct 2, 2023 | $3,080 | Install a 100 Amp 12/24Load Center on the back side of main panel. — Service Upgrade |
| B34924 | HVAC / heat pump | Issued | Iss. Aug 1, 2023 | $18,500 | C/O furnace same location - garage. Replace 6 duct runs in crawl space — Replace Ductwork, Replace Mechanical Appliance |