2396 Mar East St
Tiburon 94920 · Unincorporated Tiburon · Unincorporated Marin · Coordinates: 37.87702, -122.44388
Executive Verdict · Public-Records Synthesis
Zoned R2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood due diligence; benchmark value $2,773,000 ($2,440,000–$3,106,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R2 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Nov 18, 2024, 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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 20% of the lot of lot)
Zone VE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Other (178122): Issued after 7 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.47 mi W, entitled). 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 (~$32,340/yr at $2,773,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,695/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:
- 2,483 sq ft (0.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2396 MAR EAST ST
Zoning & Land Use
R2 — Residential Two Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R2 (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
- SB 9: split into two lotsCan't tell
Zoned R2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential Two Family.
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 VE: 1% annual chance flood (Special Flood Hazard Area) (about 20% of the lot); Zone X: minimal flood hazard (about 80% of the lot) · FIRM panel 06041C0489E, 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: $2,440,000 – $3,106,000 · 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
- Other (178122) (Issued)On this parcel
Issued after 7 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- General repair (91708) (Applied)On this parcel
Pending in review for 3 yr (13.1× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New home (Entitled)0.47 mi W
In "Entitled" for 2.2 yr (since Aug 13, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.47 mi W
In "Entitled" for 2.2 yr (since Aug 13, 2024), 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, 9 in ½ mi · Accessory dwelling unit (new or conversion)); Rwr Construction (1 on parcel, 1 in ½ mi · General repair); Fidelity Roof (1 on parcel, 1 in ½ mi · Roof replacement); Pedro Femenia And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 178122 | Other | Issued | Iss. Nov 18, 2024 | $10,000 | Repair/Replace Landing Outside Door From Bottom Home Level |
| 176237 | General repair | Issued | Iss. Mar 20, 2024 | $100,000 | Underpin Existing Foundation Due To Bluff Retreat; Stabilize Retaining Wall |
| 91708 | General repair | Applied | App. Nov 21, 2023 | $75,000 | Stabilize Retaining Wall Due To Bluff Retreat |
| 169606 | New garage / accessory structure | Issued | Iss. Oct 12, 2021 | $300,000 | Porch Concrete; Repl Parking Deck; Deck & Railing Rprs; Repl Windows And Doors; Shear Wall Entire Ext; Plbg, Elec, In Lo… |
| B22523 | Roof replacement | Issued |