18 Greenwood Bay Dr
Tiburon 94920 · Strawberry · Unincorporated Marin · Coordinates: 37.89809, -122.50231
Executive Verdict · Public-Records Synthesis
Zoned RMP-6.36-BFC in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $2,989,000 ($2,630,000–$3,348,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-6.36-BFC allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,588 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 1, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Strawberry
43 substantial renovation & housing permits over 24 months (28.4 per 1,000 parcels vs. 16.4 citywide baseline) (#1 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Strawberry)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 218 Meda Ln (0.48 mi SW, applied). 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 (~$34,824/yr at $2,989,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,902/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:
- 958 sq ft (0.02 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 18 GREENWOOD BAY DR
Zoning & Land Use
RMP-6.36-BFC — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-6.36-BFC (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-6.36-BFC (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-6.36-BFC (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: 0.2% annual chance flood hazard (shaded X) (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: $2,630,000 – $3,348,000 · Status: Off market
HUD Small Area FMR (ZIP 94920) · FY 2026
Studio $2,820 · 1BR $3,380 · 2BR $4,100 · 3BR $5,230 · 4BR $5,420
Developments Deserving Closer Investigation & Active Area Builders
- New home at 218 Meda Ln (Applied)0.48 mi SW
In "Applied" for 6.5 yr (since Apr 30, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
- New commercial building at 118 E Strawberry Dr (Applied)0.2 mi W
Active in "Applied" for 8.1 yr (first record Oct 3, 2018) with no new permit activity recorded in 8.1 yr. High-impact scale ($1,600,000 declared valuation across 1 permit).
- New home at 153 Richardson Dr (adu 153a) (Issued)0.26 mi W
Active in "Issued" for 3.4 yr (first record Jun 5, 2023) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $1,493,000 declared valuation across 1 permit).
- New home at 9 Sky Rd (Issued)0.37 mi NW
Active in "Issued" for 12.4 yr (first record Jun 23, 2014) with no new permit activity recorded in 11.6 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 51 in ½ mi · Remodel / interior alteration); Michael Stone (2 on parcel, 3 in ½ mi · Addition (adds square footage)); Unlimited Property Services (1 on parcel, 1 in ½ mi · General repair); Regency General Contractors (154 in ½ mi · Remodel / interior alteration); Owner (34 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 176539 | General repair | Issued | Iss. May 1, 2024 | $640,000 | Repair (E) Retaining Wall Along Westerly Property Line Along Saltwork Canal |
| 168332 | General repair | Issued | Iss. Jun 1, 2021 | $50,000 | Rep/Repl Dry-Rot Columns & Beams On Walkways - Bldgs 4&5 |
| 168182 | Remodel / interior alteration | Issued | Iss. May 17, 2021 | $12,700 | Bath & Dressing Area Remodel |
| B25038 | Plumbing / water heater / sewer | Issued | Iss. Mar 3, 2021 | $86,000 | -Replace existing windows and sliding glass doors in kind (no change to existing size or openings). Glass to be dual pan… |