31 Cove Rd
Belvedere 94920 · Belvedere · Coordinates: 37.87605, -122.46161
Executive Verdict · Public-Records Synthesis
Zoned R-1L in Belvedere with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $3,426,000 ($2,912,000–$3,940,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1L allows residential use qualifying for ministerial ADU review under state law.
Source: Belvedere zoning · CA Gov. Code 66314
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 18 new homes (0.37 mi SW, 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)
- ! Bulk building permits not published for Belvedere
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Belvedere)
- ! Year 1 Prop 13 tax reset (~$39,849/yr at $3,426,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,321/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:
- 6,490 sq ft (0.15 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 31 COVE RD
Zoning & Land Use
R-1L (Belvedere)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1L (single-family residential): state law allows ADUs where homes are allowed. We read R-1L from the zoning code's name; we haven't checked it against Belvedere's code text.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1L, a single-family residential zone. We read R-1L from the zoning code's name; we haven't checked it against Belvedere's code text. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1L, a single-family residential zone. We read R-1L from the zoning code's name; we haven't checked it against Belvedere's code text. The lot is 6,490 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (all 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: $2,912,000 – $3,940,000 · 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
Nearby Activity (½ mile radius, since November 2024)
10 active or recent development projects (27 housing units across completed, permitted, and pipeline stages) and 1 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- 18 new homes (Issued)0.37 mi SW
Active in "Issued" for 2.6 yr (first record Apr 18, 2024) with no new permit activity recorded in 22 mo. High-impact scale (18 housing units, 4 deed-restricted affordable across 0 permits).
- Demolition at 3 Ark Row (Issued)0.24 mi SE
Active in "Issued" for 12.2 yr (first record Sep 10, 2014) with no new permit activity recorded in 12.1 yr.
- New home (Issued)0.29 mi W
Active in "Issued" for 20 mo (first record Mar 18, 2025) with no new permit activity recorded in 18 mo.
- New home (Issued)0.3 mi E
Active in "Issued" for 20 mo (first record Mar 7, 2025) with no new permit activity recorded in 20 mo.
Permit & Project History on This Parcel (0 permits, 1 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).