401 Sherwood Dr
Sausalito 94965 · Marin City · Unincorporated Marin · Coordinates: 37.87570, -122.51658
Executive Verdict · Public-Records Synthesis
Zoned RMP-10 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,166,000 ($1,906,000–$2,426,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-10 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$646,835 contributory est.)
Public building records show issued construction/renovation work on this parcel (251 total permits, latest Apr 29, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Marin City
21 substantial renovation & housing permits over 24 months (40.5 per 1,000 parcels vs. 16.4 citywide baseline) (#14 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Marin City)
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)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (about 24% of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
Other (157851): Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 74 new homes at 825 Drake Ave (0.15 mi SE, 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)
Parcel & Assessor
- Lot size:
- 454,505 sq ft (10.43 ac)
- Assessor use:
- Tax Exempt
- Addresses on lot:
- 401 SHERWOOD DR; 415 SHERWOOD DR; 416 SHERWOOD DR
Zoning & Land Use
RMP-10 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-10 (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-10 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-10 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 24% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 76% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0469F, 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: $1,906,000 – $2,426,000 · Status: Off market
HUD Small Area FMR (ZIP 94965) · FY 2026
Studio $2,720 · 1BR $3,260 · 2BR $3,950 · 3BR $5,050 · 4BR $5,230
Developments Deserving Closer Investigation & Active Area Builders
- 74 new homes at 825 Drake Ave (Issued)0.15 mi SE
Active in "Issued" for 5.9 yr (first record Nov 30, 2020) with no new permit activity recorded in 3.5 yr. High-impact scale (74 housing units, $8,731,920 declared valuation across 1 permit).
- Other (157851) (Issued)On this parcel
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Other (157850) (Issued)On this parcel
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Other (157848) (Issued)On this parcel
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Entity-resolved builders & contractors in ½ mile: Ga Higgins (31 on parcel, 31 in ½ mi · Remodel / interior alteration); Chesapeake Finishing (18 on parcel, 18 in ½ mi · Windows / doors / siding); Rods General Builders (13 on parcel, 13 in ½ mi · Remodel / interior alteration); D 7 Roofing Services (11 on parcel, 11 in ½ mi · Roof replacement); Roof Service Providers (10 on parcel, 10 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (251 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37876 | Roof replacement | Issued | Iss. Apr 29, 2024 | $8,200 | Re-Roof Existing Recreation Center Building — ReRoofing |
| B37875 | Roof replacement | Issued | Iss. Apr 29, 2024 | $11,840 | Re-Roof Existing Apartment Building. Approx. 405 Square Feet — ReRoofing |
| B37874 | Roof replacement | Issued | Iss. Apr 29, 2024 | $11,840 | Re-Roof Existing Apartment Building. Approx. 405 Square Feet — ReRoofing |
| B37873 | Roof replacement | Issued | Iss. Apr 29, 2024 | $11,840 | Re-Roof Existing Apartment Building. Approx. 405 Square Feet — ReRoofing |
| B37872 | Roof replacement |