129 Buckelew St
Sausalito 94965 · Marin City · Unincorporated Marin · Coordinates: 37.87564, -122.51240
Executive Verdict · Public-Records Synthesis
Zoned RMP-10 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,544,000 ($1,359,000–$1,729,000).
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 (+$25,186 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Jun 7, 2026).
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. 16.3 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 Moderate Fire Hazard Severity Zone (State Responsibility Area) (all 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 74 new homes at 825 Drake Ave (0.14 mi SW, 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 (~$18,206/yr at $1,544,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,517/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:
- 697 sq ft (0.02 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 129 BUCKELEW ST
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
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all 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: $1,359,000 – $1,729,000 · 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
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project (1 housing units across completed, permitted, and pipeline stages) and 303 total building permits recorded within ½ mile.
- New construction2 permits (1 units)
- Additions & renovations26 permits
- Building systems256 permits
- Other19 permits
Developments Deserving Closer Investigation & Active Area Builders
- 74 new homes at 825 Drake Ave (Issued)0.14 mi SW
Active in "Issued" for 6 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).
- New home at 25 Burgess Ct (adu #23) (Issued)0.31 mi SW
Active in "Issued" for 6.9 yr (first record Dec 30, 2019) with no new permit activity recorded in 5.1 yr. High-impact scale (1 housing unit, $2,200,000 declared valuation across 1 permit).
- New home (Entitled)0.38 mi S
In "Entitled" for 5.5 yr (since May 12, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.44 mi S
In "Entitled" for 5.5 yr (since Apr 28, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 48 in ½ mi · Remodel / interior alteration); Owner (6 on parcel, 31 in ½ mi · Remodel / interior alteration); Northern Pacific Power (2 on parcel, 2 in ½ mi · Solar / battery storage); Talley Electric Service (2 on parcel, 2 in ½ mi · Electrical / panel); Ga Higgins (22 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47054 | Windows / doors / siding | Issued | Iss. Jun 7, 2026 | $4,300 | Non-structural Door/Window Replacement |
| B47053 | HVAC / heat pump | Issued | Iss. Jun 7, 2026 | $3,500 | New Circuits / Outlets; New Ductwork, Mechanical Appliance |
| B46264 | Electrical / panel | Issued | Iss. Mar 23, 2026 | $2,250 | Service Upgrade |
| B45389 | Electrical / panel | Issued | Iss. Jan 8, 2026 | $2,000 | Replace like for like panels. — Service Upgrade |
| B25964 | Plumbing / water heater / sewer | Issued | Iss. Jun 7, 2021 | $8,500 | Bathroom remodel — New Circuits / Outlets, Replace Circuits / Outlets; Replace Plumbing Fixtures(s); Replace Mechanical … |
| 167961 | Solar / battery storage | Issued | Iss. Apr 28, 2021 | $34,981 | Energy Storage System - Express |
| 167772 | Solar / battery storage | Issued | Iss. Apr 13, 2021 | $34,981 | 5.59 Kw Rooftop Photovoltaic System And Energy Storage System |
| B20710 | EV charger | Issued | Iss. Jan 2, 2020 | $1,200 | Electrical panel replacement to support EV-B meter. — New Circuits / Outlets, Service Upgrade, EV Charging Station |
| B20095 | Plumbing / water heater / sewer | Issued | Iss. Oct 10, 2019 | $6,000 | Service panel upgrade and firebox replacement — Service Upgrade; Replace Plumbing Fixtures(s); Mechanical Appliance |
| 146949 | Remodel / interior alteration | Issued | Iss. May 4, 2015 | $4,400 | Remodel Bath***Expired |
| 146657 | Windows / doors / siding | Issued | Iss. Apr 14, 2015 | $2,000 | Replace Exterior Doors***Ext To 4/1/19 Pd Under 146461 |
| 146461 | Remodel / interior alteration | Issued | Iss. Apr 1, 2015 | $3,000 | Rmdl Kit, Electrical Modifications In Other Locations - Express ***Ext To 5/1/18***Ext To 4/1/19 |