16 Flemings Ct
Sausalito 94965 · Marin City · Unincorporated Marin · Coordinates: 37.86984, -122.50910
Executive Verdict · Public-Records Synthesis
Zoned RMP-16.7 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,452,000 ($1,278,000–$1,626,000).
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
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Nov 2, 2020, 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)
- ✓ 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 Moderate Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 74 new homes at 825 Drake Ave (0.42 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 (~$17,148/yr at $1,452,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,429/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:
- 3,441 sq ft (0.08 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 16 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all 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: $1,278,000 – $1,626,000 · 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)0.42 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)0.34 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 7 Charles Van Damme Dock (Issued)0.38 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).
- New home at 25 Burgess Ct (adu #23) (Issued)0.4 mi W
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).
Entity-resolved builders & contractors in ½ mile: Simmitri (1 on parcel, 1 in ½ mi · Roof replacement); Engineered Soil Repairs (1 on parcel, 1 in ½ mi · General repair); Owner Builder (53 in ½ mi · Remodel / interior alteration); Owner (22 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 |
|---|---|---|---|---|---|
| B24028 | Roof replacement | Issued | Iss. Nov 2, 2020 | $14,280 | Remove existing comp. Install new 50 year comp. — ReRoofing |
| 157756 | General repair | Issued | Iss. Feb 22, 2018 | $13,280 | Inst Steel Reinforced Conc Curb Wall, Att To Found With Epoxy Set Bar. Repl Concrete Steps T.D. |