80 Ocean View Ave
Dillon Beach 94929 · Dillon Beach · Unincorporated Marin · Coordinates: 38.25156, -122.96656
Executive Verdict · Public-Records Synthesis
Zoned C-R1-BD in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,483,000 ($1,305,000–$1,661,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-R1-BD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$62,700 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 4, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (State 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 Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (93422): Pending in review for 15 mo (5.6× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 34 Kona Ln (0.47 mi N, 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)
Parcel & Assessor
- Lot size:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 80 OCEAN VIEW AVE; 82 OCEAN VIEW AVE
Zoning & Land Use
C-R1-BD — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-R1-BD (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-R1-BD, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-R1-BD, a single-family residential zone. The lot is 6,098 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0040E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,305,000 – $1,661,000 · Status: Off market
HUD Small Area FMR (ZIP 94929) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $4,010 · 4BR $4,280
Developments Deserving Closer Investigation & Active Area Builders
- New home at 34 Kona Ln (Applied)0.47 mi N
In "Applied" for 3.9 yr (since Dec 27, 2022), 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, $1,000,000 declared valuation across 1 permit).
- Remodel / interior alteration (93422) (Applied)On this parcel
Pending in review for 15 mo (5.6× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New garage / accessory structure (158154) (Issued)On this parcel
Issued after 5.7 yr (12.6× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Addition (adds square footage) (77926) (Applied)On this parcel
Pending in review for 10.4 yr (23.9× the 160d median) — slower than 90% of addition (adds square footage) permits in Unincorporated Marin (median 160d, 90th pct 440d, n=316).
Entity-resolved builders & contractors in ½ mile: Roseberry Construction (3 on parcel, 5 in ½ mi · New garage / accessory structure); Owner Builder (19 in ½ mi · Remodel / interior alteration); Owner (10 in ½ mi · New garage / accessory structure); Carreiro Tom Const (2 in ½ mi · New garage / accessory structure); Js Construction (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 93422 | Remodel / interior alteration | Applied | App. Aug 4, 2025 | $150,000 | Remodel Of 2nd Floor Bath, Add Kitchette & Bathroom To 1st Floor |
| 164052 | Remodel / interior alteration | Issued | Iss. Jan 27, 2020 | $150,000 | Rmdl Upper Bath,Den,Kitchn; Conv Gar To Storage;Deck;Repl Wndws In Kind; Siding; Main Panel Upgrade; Propane Tank; Water… |
| 158154 | New garage / accessory structure | Issued | Iss. Apr 10, 2018 | $40,000 | New Garage- |
| 77926 | Addition (adds square footage) | Applied | App. Jun 1, 2016 | $50,000 | Kit & Liv Rmdl, Add Entry, Deck, Siding, Reroof, Ret Wall |