22 A Lucky Dr
Greenbrae 94904 · Greenbrae · Unincorporated Marin · Coordinates: 37.94048, -122.51728
Executive Verdict · Public-Records Synthesis
Zoned A2-B2 in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $2,404,000 ($2,116,000–$2,692,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$187,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Mar 18, 2019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 7% of the lot of lot)
Zone AE: regulatory floodway (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 99 new homes (0.18 mi SW, 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 (~$28,096/yr at $2,404,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,341/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:
- 15,594 sq ft (0.36 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22A LUCKY DR; 22 LUCKY DR
Zoning & Land Use
A2-B2 — Agriculture Limited (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B2 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned A2-B2 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A2-B2 (agricultural), 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 AE: regulatory floodway (Special Flood Hazard Area) (about 7% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 93% of the lot) · FIRM panel 06041C0459F, 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: $2,116,000 – $2,692,000 · Status: Off market
HUD Small Area FMR (ZIP 94904) · FY 2026
Studio $2,260 · 1BR $2,710 · 2BR $3,280 · 3BR $4,190 · 4BR $4,340
Developments Deserving Closer Investigation & Active Area Builders
- 99 new homes (Entitled)0.18 mi SW
In "Entitled" for 18 mo (since May 14, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (99 housing units, 98 deed-restricted affordable across 0 permits).
- 1000 Drakes Landing Road (Entitled)0.32 mi NW
In "Entitled" for 2.1 yr (since Oct 8, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (19 housing units, 4 deed-restricted affordable across 0 permits).
- New home (Entitled)0.29 mi NE
In "Entitled" for 5.1 yr (since Oct 1, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 113 Greenbrae Boardwalk (Issued)0.41 mi E
Active in "Issued" for 12.6 yr (first record Apr 23, 2014) with no new permit activity recorded in 12.5 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 9 in ½ mi · Demolition); Owner (1 on parcel, 4 in ½ mi · Addition (adds square footage)); Carroll Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Garcia Reyes Construction (1 in ½ mi · New garage / accessory structure); T Cahoon Property Development (1 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 161040 | Accessory dwelling unit (new or conversion) | Issued | Iss. Mar 18, 2019 | $225,000 | A D U Over New Garage; Decks T.D. 1/16/19 Prepared Fee Waiver Refund 3/21/19 Bc |
| B13777 | Roof replacement | Issued | Iss. Nov 22, 2017 | $8,000 | reroof — ReRoofing |
| 150690 | Plumbing / water heater / sewer | Issued | Iss. Feb 9, 2016 | $3,000 | Shower Stall Repl |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2019, 2021).