171 First St
Tomales 94971 · Tomales · Unincorporated Marin · Coordinates: 38.24616, -122.90682
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-7.26 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 $1,312,000 ($1,155,000–$1,469,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned C-RSP-7.26 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 13,416 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Feb 5, 2020, 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
- ! 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 commercial building at 599 Dillon Beach Rd (0.19 mi W, 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)
- ! Year 1 Prop 13 tax reset (~$15,538/yr at $1,312,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,295/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:
- 13,416 sq ft (0.31 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 171 FIRST ST
Zoning & Land Use
C-RSP-7.26 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-7.26 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned C-RSP-7.26, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned C-RSP-7.26, a single-family residential zone. The lot is 13,416 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 06041C0085E, 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: $1,155,000 – $1,469,000 · Status: Off market
HUD Small Area FMR (ZIP 94971) · FY 2026
Studio $2,400 · 1BR $2,870 · 2BR $3,480 · 3BR $4,450 · 4BR $4,610
Developments Deserving Closer Investigation & Active Area Builders
- New commercial building at 599 Dillon Beach Rd (Issued)0.19 mi W
Active in "Issued" for 8.1 yr (first record Oct 9, 2018) with no new permit activity recorded in 7.7 yr. High-impact scale ($6,662,000 declared valuation across 2 permits).
- New home at 15 Carrie St (Issued)260 ft NW
Active in "Issued" for 5.2 yr (first record Sep 17, 2021) with no new permit activity recorded in 2.6 yr.
- Accessory dwelling unit at 23 Church St (aka 21) (Issued)290 ft S
Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
- New home at 21 Church St (Issued)290 ft S
Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
Entity-resolved builders & contractors in ½ mile: David Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Zaragoza Plumbing Team (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Safe And Warm Chimney Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); Athena Electrical Construction (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (11 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B22004 | Plumbing / water heater / sewer | Issued | Iss. Feb 5, 2020 | $4,000 | Replace water line from the well to the guest and main house approximately 120ft. — Replace Plumbing Fixtures(s) |
| B10753 | Roof replacement | Issued | Iss. Aug 2, 2016 | $8,700 | REROOF — ReRoofing |
| 144334 | Electrical / panel | Issued | Iss. Oct 1, 2014 | $500 | Electrical Repairs - Light Fixture,Cooktop,Receptacle,Subpanel |
| 144218 | HVAC / heat pump | Issued | Iss. Sep 22, 2014 | $3,800 | Remove Wood Burning Fireplace & Replace W/ Gas Burning Freestanding Stove ***Ext To 9/22/19 |
| 143304 | Plumbing / water heater / sewer | Issued |