5044 Paradise Dr
Tiburon 94920 · Paradise Cay · Unincorporated Marin · Coordinates: 37.91937, -122.48414
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 $3,227,000 ($2,840,000–$3,614,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jan 30, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 6% 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
Other (167286): Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Robin Drive The Preserve Phase II - (16) SFDs (0.33 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 (~$37,561/yr at $3,227,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,130/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:
- 16,640 sq ft (0.38 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 5044 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 VE) covers about 8% 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 16,640 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 VE) covers about 8% 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 6% of the lot); Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 8% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 12% of the lot); Zone X: minimal flood hazard (about 74% 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: $2,840,000 – $3,614,000 · 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)0.33 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)0.33 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)0.33 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).
- New home at 4970 Ranch Rd (Issued)0.14 mi SE
Active in "Issued" for 11.4 yr (first record Jun 2, 2015) with no new permit activity recorded in 11.2 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Hoffmann Construction (1 on parcel, 1 in ½ mi · Other); Divine Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Dominguez Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Davidson Builders (9 in ½ mi · New single-family home); Owner Builder (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41053 | Electrical / panel | Issued | Iss. Jan 30, 2025 | $26,200 | Install new 26 KW Generac and 200 amp Automatic Transfer Switch (ATS) on the home for backup power. Includes Safety disc… |
| B26218 | Plumbing / water heater / sewer | Issued | Iss. Jul 6, 2021 | $500 | Install new 3/4 inch gas line from the meter to the outdoor fire pit on the deck. Approximately 50 feet away. — New Plum… |
| 167286 | Other | Issued | Iss. Mar 2, 2021 | $53,000 | Repl Deck T.D. 1-4-21 |