5050 Paradise Dr
Tiburon 94920 · Paradise Cay · Unincorporated Marin · Coordinates: 37.91957, -122.48486
Executive Verdict · Public-Records Synthesis
Zoned RSP-2.18-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $3,333,000 ($2,933,000–$3,733,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RSP-2.18-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$79,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 31, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 1% of the lot of lot)
Zone AE: 1% annual chance flood (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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (180402): Issued after 2.6 yr (11.3× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Robin Drive The Preserve Phase II - (16) SFDs (0.3 mi W, 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 (~$38,780/yr at $3,333,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,232/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:
- 18,600 sq ft (0.43 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 5050 PARADISE DR
Zoning & Land Use
RSP-2.18-BFC — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-2.18-BFC (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned RSP-2.18-BFC, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 1% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned RSP-2.18-BFC, a single-family residential zone. The lot is 18,600 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 1% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: 1% annual chance flood (Special Flood Hazard Area) (about 1% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 11% of the lot); Zone X: minimal flood hazard (about 88% of the lot) · FIRM panel 06041C0486E, 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: $2,933,000 – $3,733,000 · Status: Off market
HUD Small Area FMR (ZIP 94920) · FY 2026
Studio $2,820 · 1BR $3,380 · 2BR $4,100 · 3BR $5,230 · 4BR $5,420
Developments Deserving Closer Investigation & Active Area Builders
- Robin Drive The Preserve Phase II - (16) SFDs (Entitled)0.3 mi W
In "Entitled" for 7.6 yr (since Apr 2, 2019), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (16 housing units across 0 permits).
- (16) Detached SFD (Issued)0.3 mi W
Active in "Issued" for 5.4 yr (first record Jul 1, 2021) with no new permit activity recorded in 5.4 yr. High-impact scale (16 housing units across 0 permits).
- Robin Drive The Prserve Phase II - (8) ADUs (Entitled)0.3 mi W
In "Entitled" for 7.6 yr (since Apr 2, 2019), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (8 housing units across 0 permits).
- Remodel / interior alteration (180402) (Issued)On this parcel
Issued after 2.6 yr (11.3× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Golden Star Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Davidson Builders (6 in ½ mi · New single-family home); Lamperti Contracting And Design (3 in ½ mi · Remodel / interior alteration); Owner (2 in ½ mi · Demolition).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 180402 | Remodel / interior alteration | Issued | Iss. Oct 31, 2025 | $150,000 | Whole House Remodel; Addition; (N) Roof Extension Over (E) Deck & Vault Great Rm; Replace Upper Deck |
| 173766 | General repair | Issued | Iss. Apr 11, 2023 | $32,000 | Soldier Piers For Future Retaining Wall - Emercency Permit To Stabilize Landslide |
| 89295 | Remodel / interior alteration | Applied | App. Dec 9, 2021 | $375,000 | Addition; Remodel; Convert Office To A D U; Covered Porch; Decks T F D T U S D |
| 88946 | Addition (adds square footage) | Applied | App. Sep 21, 2021 | $140,000 | Structural Interior Remodel, Addition (Crawlspace To Closet) |
| 168684 | Other | Issued |