21 Church St
Tomales 94971 · Tomales · Unincorporated Marin · Coordinates: 38.24449, -122.90829
Executive Verdict · Public-Records Synthesis
Zoned C-ARP-5 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,443,000 ($1,270,000–$1,616,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$210,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 21, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 2% 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)
- ! Delayed or open permit activity on this parcel
New home at 21 Church St: Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 599 Dillon Beach Rd (0.17 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)
Parcel & Assessor
- Lot size:
- 569,286 sq ft (13.07 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 21 CHURCH ST; 23 CHURCH ST
Zoning & Land Use
C-ARP-5 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned C-ARP-5 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned C-ARP-5 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-ARP-5 (agricultural), 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 2% of the lot); Zone X: minimal flood hazard (about 98% 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: $1,270,000 – $1,616,000 · 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 home at 21 Church St (Issued)On this parcel
Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
- Accessory dwelling unit at 23 Church St (aka 21) (Issued)On this parcel
Active in "Issued" for 4.7 yr (first record Mar 11, 2022) with no new permit activity recorded in 3.2 yr.
- New commercial building at 599 Dillon Beach Rd (Issued)0.17 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).
- Accessory dwelling unit (new or conversion) (174847) (Issued)On this parcel
Issued after 13 mo (1.9× the 204d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in Unincorporated Marin (median 204d, 75th pct 331d, n=298).
Entity-resolved builders & contractors in ½ mile: Owner Builder (3 on parcel, 11 in ½ mi · New single-family home); Taylor Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); 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 (4 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44456 | Solar / battery storage | Issued | Iss. Oct 21, 2025 | $14,436 | Install new 2.61kW (6) panel roof mount PV solar system on existing detached garage. |
| 174847 | Accessory dwelling unit (new or conversion) | Issued | Iss. Aug 28, 2023 | $200,000 | A D U |
| 174846 | New garage / accessory structure | Issued | Iss. Aug 28, 2023 | $50,000 | New Garage |
| 174845 |