22665 State Route 1
Marshall 94940 · East Shore · Unincorporated Marin · Coordinates: 38.19153, -122.91768
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,607,000 ($1,414,000–$1,800,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RSP-0.5 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$30,256 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 20, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 66% 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) (about 36% 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
Other (182162): Issued after 8 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 22495 State Route (0.16 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:
- 101,190 sq ft (2.32 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22665 STATE ROUTE 1
Zoning & Land Use
C-RSP-0.5 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RSP-0.5 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned C-RSP-0.5, a single-family residential zone. FEMA Special Flood Hazard Area (Zone VE) covers about 66% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned C-RSP-0.5, a single-family residential zone. The lot is 101,190 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone VE) covers about 66% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 36% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 66% of the lot); Zone X: minimal flood hazard (about 34% 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: $1,414,000 – $1,800,000 · 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
- Other (182162) (Issued)On this parcel
Issued after 8 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New home at 22495 State Route (Issued)0.16 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).
- New home at 22667 State Route (Issued)70 ft N
Active in "Issued" for 5.6 yr (first record Apr 1, 2021) with no new permit activity recorded in 2.3 yr.
- Demolition at 22553 State Route (Issued)330 ft SE
Active in "Issued" for 5.8 yr (first record Jan 7, 2021) with no new permit activity recorded in 5.6 yr.
Entity-resolved builders & contractors in ½ mile: Owner (2 on parcel, 2 in ½ mi · Addition (adds square footage)); J And J Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Fairweather And Associates (2 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 (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182162 | Other | Issued | Iss. Jul 20, 2026 | $18,000 | Replace Deck Boards & Stairs; Expand Deck |
| 171424 | Solar / battery storage | Issued | Iss. May 16, 2022 | $28,000 | Energy Storage System - Express |
| 164592 | Remodel / interior alteration | Issued | Iss. May 5, 2020 | $4,000 | Enclose Entry T.D. 3-25-20 |
| 163409 | Addition (adds square footage) | Issued | Iss. Dec 4, 2019 | $10,000 | Convert Shed Into Bedroom & Change Bdrm Into Office T.D. 6/12/19 |