440 Oceana Dr
Dillon Beach 94929 · Dillon Beach · Unincorporated Marin · Coordinates: 38.25559, -122.96250
Executive Verdict · Public-Records Synthesis
Zoned C-R1 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 $1,528,000 ($1,345,000–$1,711,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 14,854 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$5,866 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 24, 2019).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 34 Kona Ln (0.25 mi NW, 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)
- ! Year 1 Prop 13 tax reset (~$18,022/yr at $1,528,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,502/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:
- 14,854 sq ft (0.34 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 440 OCEANA DR
Zoning & Land Use
C-R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-R1, a single-family residential zone. The lot is 14,854 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: $1,345,000 – $1,711,000 · 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
Nearby Activity (½ mile radius, since November 2024)
5 active or recent development projects (5 housing units across completed, permitted, and pipeline stages) and 152 total building permits recorded within ½ mile.
- New construction3 permits (3 units)
- Adds housing (ADU)2 permits (2 units)
- Demolition2 permits
- Additions & renovations8 permits
- Building systems114 permits
- Repairs5 permits
- Other18 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 34 Kona Ln (Applied)0.25 mi NW
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).
- New home at 429 Oceana Dr (Issued)280 ft SW
Active in "Issued" for 4 yr (first record Nov 29, 2022) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
- New home at 314 Oceana Dr (Issued)0.2 mi SW
Active in "Issued" for 3.4 yr (first record Jun 6, 2023) with no new permit activity recorded in 2.1 yr. High-impact scale (1 housing unit, $1,783,932 declared valuation across 1 permit).
- New home at 443 Oceana Dr (Applied)230 ft NW
In "Applied" for 2.5 yr (since May 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 (1 on parcel, 12 in ½ mi · New garage / accessory structure); Petersen Dean (1 on parcel, 1 in ½ mi · Solar / battery storage); Vince Sigal Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (19 in ½ mi · Remodel / interior alteration); Roseberry Construction (5 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B16920 | Windows / doors / siding | Issued | Iss. Jan 24, 2019 | $8,500 | replace 10 windows in kind — Non-structural Door/Window Replacement |
| B14444 | Electrical / panel | Issued | Iss. Mar 12, 2018 | $5,280 | REPLACE MAIN AND SUB PANELS WITH 200A 20/40 SUB WITH MAIN & 200A METER MAIN WIT SITRIBUTION FLUSH, UPGRADE BONDING A… |
| 157185 | Solar / battery storage | Issued | Iss. Dec 5, 2017 | $20,367 | P V Sys 5.31 K W - Express |