3985 Tomales Petaluma Rd
Tomales 94971 · Tomales · Unincorporated Marin · Coordinates: 38.24170, -122.90481
Executive Verdict · Public-Records Synthesis
Zoned C-CP in Unincorporated Marin and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,373,000 ($1,208,000–$1,538,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Apr 19, 2017, 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 (A, about 31% of the lot of lot)
Zone A: 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 (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 (0.44 mi NW, 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 (~$16,240/yr at $1,373,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,353/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:
- 25,483 sq ft (0.59 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 3985 TOMALES PETALUMA RD
Zoning & Land Use
C-CP — Planned Commercial (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-CP (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-CP (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-CP (commercial), not a single-family residential zone.
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 A: 1% annual chance flood (Special Flood Hazard Area) (about 31% of the lot); Zone X: minimal flood hazard (about 69% 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: $1,208,000 – $1,538,000 · 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)0.44 mi NW
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 commercial building at 100 Bay Rd (Issued)0.18 mi SE
Active in "Issued" for 4.4 yr (first record Jun 10, 2022) with no new permit activity recorded in 4.3 yr.
- New home at 100 Bay Rd (Issued)0.18 mi SE
Active in "Issued" for 10.3 yr (first record Jul 14, 2016) with no new permit activity recorded in 10.2 yr.
- New home at 21 Church St (Issued)0.28 mi NW
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: Shepherd Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (11 in ½ mi · New single-family home); Ef Brett And (3 in ½ mi · Demolition); Owner (3 in ½ mi · New garage / accessory structure); Morita Construction (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B12274 | Electrical / panel | Issued | Iss. Apr 19, 2017 | $2,000 | Change weathered main panel. No upgrade straight swap for existing 200 amp panel. — Service Upgrade |