2486 Mar East St
Tiburon 94920 · Unincorporated Tiburon · Unincorporated Marin · Coordinates: 37.87841, -122.44446
Executive Verdict · Public-Records Synthesis
Zoned R2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $2,904,000 ($2,556,000–$3,252,000).
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
- ✓ Documented permitted upgrades (+$59,994 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 1, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 26% 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)
- ! 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)
- ! Delayed or open permit activity on this parcel
Other (175889): Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
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: New home (0.48 mi SW, 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)
Parcel & Assessor
- Lot size:
- 3,354 sq ft (0.08 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 2486 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 26% of the lot); Zone X: minimal flood hazard (about 74% 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: $2,556,000 – $3,252,000 · 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 (175889) (Issued)On this parcel
Issued after 2 mo — above the 75th percentile for other permits in Unincorporated Marin (median 0d, 75th pct 1d, n=1,560).
- New home (Entitled)0.48 mi SW
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)0.48 mi SW
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).
- Accessory dwelling unit at 2398 Vista Del Mar Ln (was 2401 Paradise Dr) (Issued)480 ft SW
Active in "Issued" for 6 yr (first record Nov 16, 2020) with no new permit activity recorded in 5.6 yr.
Entity-resolved builders & contractors in ½ mile: Olvera Construction (2 on parcel, 2 in ½ mi · Other); Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); Marron Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Owner Builder (8 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 175889 | Other | Issued | Iss. Feb 1, 2024 | $20,000 | Remove & Replace (E) Tile & Waterproofing On Deck. Replace Post As Necessary - B W O P |
| 172201 | Remodel / interior alteration | Issued | Iss. Aug 24, 2022 | $75,000 | Bath Remodel; Reroof - Express |
| B24069 | HVAC / heat pump | Issued | Iss. Nov 3, 2020 | $9,000 | replace failed furnace with new furnace — Replace Mechanical Appliance |
| 163209 | Remodel / interior alteration | Issued | Iss. Nov 13, 2019 | $64,000 | Bthrm Rmdl, & Window Repl. In Kind - Express |
| B15731 | Plumbing / water heater / sewer | Issued | Iss. Aug 17, 2018 |