5 Flemings Ct
Sausalito 94965 · Marin City · Unincorporated Marin · Coordinates: 37.86974, -122.50958
Executive Verdict · Public-Records Synthesis
Zoned RMP-16.7 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,429,000 ($1,258,000–$1,600,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-16.7 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$8,316 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Dec 6, 2023).
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 (Local Responsibility Area) (about 97% 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 74 new homes at 825 Drake Ave (0.41 mi NW, 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 (~$16,884/yr at $1,429,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,407/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:
- 2,657 sq ft (0.06 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 5 FLEMINGS CT
Zoning & Land Use
RMP-16.7 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-16.7 (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-16.7 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-16.7 (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 (Local Responsibility Area) (about 97% of the lot, map Mar 24, 2025); Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 3% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0507E, 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: $1,258,000 – $1,600,000 · 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)0.41 mi NW
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).
- New home at 1 D Main Dock (Issued)0.37 mi NE
Active in "Issued" for 11.4 yr (first record Jul 7, 2015) with no new permit activity recorded in 8.5 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable, $78,000 declared valuation across 1 permit).
- New home at 25 Burgess Ct (adu #23) (Issued)0.37 mi NW
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 at 7 Charles Van Damme Dock (Issued)0.4 mi NE
Active in "Issued" for 9.3 yr (first record Aug 1, 2017) with no new permit activity recorded in 7.2 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable, $110,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Simmitri (1 on parcel, 1 in ½ mi · Roof replacement); North Valley (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (53 in ½ mi · Remodel / interior alteration); Owner (21 in ½ mi · Remodel / interior alteration); Wise Owl Construction (5 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36343 | Solar / battery storage | Issued | Iss. Dec 6, 2023 | $21,000 | roof mount PV solar with battery storage |
| B25816 | Roof replacement | Issued | Iss. May 24, 2021 | $34,160 | Remove and dispose 1 layer of composition shingle, Install 50 year GAF Timberline Natural Shadow composition shingle — R… |