17 Braun Ct
Sausalito 94965 · Marin City · Unincorporated Marin · Coordinates: 37.87471, -122.51747
Executive Verdict · Public-Records Synthesis
Zoned RMP-5.8 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,390,000 ($1,223,000–$1,557,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-5.8 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$4,620 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 23, 2020).
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) (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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (153742): Issued after 6 mo (2.1× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
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: 74 new homes at 825 Drake Ave (0.17 mi E, 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:
- 1,568 sq ft (0.04 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 17 BRAUN CT
Zoning & Land Use
RMP-5.8 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-5.8 (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-5.8 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-5.8 (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) (all of the lot, map Apr 1, 2024)
- 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: $1,223,000 – $1,557,000 · 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)0.17 mi E
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 25 Burgess Ct (adu #23) (Issued)0.21 mi SE
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 535 Tennessee Valley Rd (adu 531) (Issued)0.5 mi W
Active in "Issued" for 6 yr (first record Oct 29, 2020) with no new permit activity recorded in 4 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
- Remodel / interior alteration (153742) (Issued)On this parcel
Issued after 6 mo (2.1× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Marcelo Veristain (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Bouchard Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Ground Up Construction Development (1 on parcel, 1 in ½ mi · Roof replacement); Ga Higgins (22 in ½ mi · Remodel / interior alteration); Owner Builder (20 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B23635 | Roof replacement | Issued | Iss. Sep 23, 2020 | $5,500 | remove and replace approx 1000 sq ft of roofing material composition on and off no decking — ReRoofing |
| 153742 | Remodel / interior alteration | Issued | Iss. Nov 3, 2016 | $14,000 | Conv Loft To Liv Sp; Add Stairs To Loft T.D. 6/21/16 |
| 145861 | Windows / doors / siding | Issued | Iss. Feb 17, 2015 | $6,200 | Replace Siding & Dry-Rot Repairs |