2476 Mar East St
Tiburon 94920 · Unincorporated Tiburon · Unincorporated Marin · Coordinates: 37.87817, -122.44436
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 $2,966,000 ($2,610,000–$3,322,000).
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
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Sep 19, 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 23% 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)
- ! 6 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)
- ! Year 1 Prop 13 tax reset (~$34,559/yr at $2,966,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,880/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:
- 5,576 sq ft (0.13 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2476 MAR EAST ST; 2480 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 23% of the lot); Zone X: minimal flood hazard (about 77% 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: $2,610,000 – $3,322,000 · 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 (Entitled)0.48 mi SW
In "Entitled" for 2.3 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 2.3 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)450 ft SW
Active in "Issued" for 6 yr (first record Nov 16, 2020) with no new permit activity recorded in 5.6 yr.
- New home at 2448 Spanish Trl Rd Aka (Issued)0.11 mi W
Active in "Issued" for 8.2 yr (first record Sep 18, 2018) with no new permit activity recorded in 7.5 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Golden Gate Home Improvement (3 on parcel, 3 in ½ mi · Windows / doors / siding); Kyle Gleason (2 on parcel, 2 in ½ mi · Roof replacement); Maap (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (8 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B39548 | Windows / doors / siding | Issued | Iss. Sep 19, 2024 | $17,138 | Replacing 7 IGU's w/ tempered LowE366 glass. Retrofit install — Non-structural Door/Window Replacement |
| B39003 | Roof replacement | Issued | Iss. Aug 5, 2024 | $5,000 | Repair roof damaged in storm; we will use same asphalt shingles to cover areas where shingles were blown off in rain fro… |
| B34308 | Windows / doors / siding | Issued | Iss. Jun 15, 2023 | $37,700 | Replace (2) outswing doors, same size as existing. — Non-structural Door/Window Replacement |
| B25868 | Windows / doors / siding | Issued | Iss. May 26, 2021 | $9,400 | Replace (2) windows, same size as existing. — Non-structural Door/Window Replacement |
| B23651 |