22188 State Route 1
Marshall 94940 · Unincorporated Marin · Coordinates: 38.18533, -122.90632
Executive Verdict · Public-Records Synthesis
Zoned C-APZ-60 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,537,000 ($1,306,000–$1,768,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through May 16, 2024, 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)
- ! Delayed or open permit activity on this parcel
New home at 22188 State Route 1 Unit: Active in "Issued" for 12.7 yr (first record Mar 13, 2014) with no new permit activity recorded in 10.8 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$18,126/yr at $1,537,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,510/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:
- 8,163,492 sq ft (187.41 ac)
- Assessor use:
- Farmland - Imprv
- Addresses on lot:
- 22188 STATE ROUTE 1; 22190 STATE ROUTE 1
Zoning & Land Use
C-APZ-60 — Agriculture Production Zone (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned C-APZ-60 (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-APZ-60 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-APZ-60 (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 X: minimal flood hazard (all of the lot) · FIRM panel 06041C0095E, 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: $1,306,000 – $1,768,000 · Status: Off market
HUD Small Area FMR (ZIP 94940) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,870 · 4BR $4,090
Nearby Activity (½ mile radius, since November 2024)
0 active or recent development projects and 4 total building permits recorded within ½ mile.
- Building systems4 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 22188 State Route 1 Unit (Issued)On this parcel
Active in "Issued" for 12.7 yr (first record Mar 13, 2014) with no new permit activity recorded in 10.8 yr.
- New single-family home (150606) (Issued)On this parcel
Issued after 23 mo (2.7× the 253d median) — slower than 90% of new single-family home permits in Unincorporated Marin (median 253d, 90th pct 686d, n=121).
- New single-family home (149038) (Issued)On this parcel
Issued after 18 mo (2.2× the 253d median) — above the 75th percentile for new single-family home permits in Unincorporated Marin (median 253d, 75th pct 456d, n=121).
Entity-resolved builders & contractors in ½ mile: Owner Builder (3 on parcel, 3 in ½ mi · New single-family home); David Makovec (2 on parcel, 2 in ½ mi · Roof replacement); Owner (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B38068 | Roof replacement | Issued | Iss. May 16, 2024 | $16,000 | Remove and replace roof with class a composite roof approximately 2800 sf — ReRoofing |
| B35487 | Roof replacement | Issued | Iss. Sep 23, 2023 | $22,000 | remove and replace with class a composition shingle approximate 3400sq — ReRoofing |
| 150606 | New single-family home | Issued | Iss. Feb 3, 2016 | $129,000 | Manufactured Rancher Housing T.D. 05/19/2014 |
| 150605 | New garage / accessory structure | Issued | Iss. Feb 3, 2016 | $25,000 |