22553 State Route 1
Marshall 94940 · East Shore · Unincorporated Marin · Coordinates: 38.19056, -122.91732
Executive Verdict · Public-Records Synthesis
Zoned C-RCR in Unincorporated Marin and mapped FEMA VE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,616,000 ($1,422,000–$1,810,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Oct 11, 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
- ! FEMA Special Flood Hazard Area (VE, about 6% of the lot of lot)
Zone VE: 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
Demolition at 22553 State Route: Active in "Issued" for 5.8 yr (first record Jan 7, 2021) with no new permit activity recorded in 5.6 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 home at 22495 State Route (0.1 mi SE, 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:
- 8,233 sq ft (0.19 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 22553 STATE ROUTE 1
Zoning & Land Use
C-RCR — Resort and Commercial Recreation (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-RCR (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-RCR (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-RCR (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 VE: 1% annual chance flood (Special Flood Hazard Area) (about 6% of the lot); Zone X: minimal flood hazard (about 94% 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: $1,422,000 – $1,810,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Demolition at 22553 State Route (Issued)On this parcel
Active in "Issued" for 5.8 yr (first record Jan 7, 2021) with no new permit activity recorded in 5.6 yr.
- New home at 22495 State Route (Issued)0.1 mi SE
Active in "Issued" for 5.1 yr (first record Sep 23, 2021) with no new permit activity recorded in 3.6 yr. High-impact scale (1 housing unit, $2,853,304 declared valuation across 2 permits).
- Demolition (153899) (Issued)On this parcel
Issued after 4 mo (2.1× the 55d median) — above the 75th percentile for demolition permits in Unincorporated Marin (median 55d, 75th pct 106d, n=130).
- New home at 22667 State Route (Issued)440 ft N
Active in "Issued" for 5.6 yr (first record Apr 1, 2021) with no new permit activity recorded in 2.3 yr.
Entity-resolved builders & contractors in ½ mile: Fairweather And Associates (3 on parcel, 4 in ½ mi · Windows / doors / siding); Justo Tapia (1 on parcel, 1 in ½ mi · Electrical / panel); North Cal Restoration And Construction (1 on parcel, 1 in ½ mi · Demolition); Owner Builder (2 in ½ mi · Addition (adds square footage)); Gray Shape (1 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B39747 | Electrical / panel | Issued | Iss. Oct 11, 2024 | $47,000 | Remove existing 100 AMP sub panel and install new 100 AMP sup panel in kind. Sub panel to be installed in the same locat… |
| B35358 | Windows / doors / siding | Issued | Iss. Oct 6, 2023 | $40,000 | Non-structural replacement of siding, passage and garage doors at dock structure. — Siding Replacement |
| B34749 | Windows / doors / siding | Issued | Iss. Aug 9, 2023 | $10,000 | Replace six windows. — Non-structural Door/Window Replacement |
| 167744 | Demolition | Issued | Iss. Apr 9, 2021 | $10,000 |