22485 State Route 1
Marshall 94940 · East Shore · Unincorporated Marin · Coordinates: 38.18952, -122.91577
Executive Verdict · Public-Records Synthesis
Zoned C-RSP-0.5 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,774,000 ($1,561,000–$1,987,000).
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 (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 29, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 40% of the lot of lot)
Zone AE: 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 64% 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 22495 State Route (60 ft W, 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 (~$20,851/yr at $1,774,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,738/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:
- 27,225 sq ft (0.63 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22485 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 AE) covers about 40% 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 27,225 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 AE) covers about 40% 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 64% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 40% of the lot); Zone X: minimal flood hazard (about 60% 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: $1,561,000 – $1,987,000 · 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
- New home at 22495 State Route (Issued)60 ft W
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 at 22553 State Route (Issued)0.11 mi NW
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 22667 State Route (Issued)0.19 mi NW
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: Gray Shape (1 on parcel, 1 in ½ mi · New garage / accessory structure); Vital Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy (1 on parcel, 1 in ½ mi · Electrical / panel); Edwin Alvarenga (1 on parcel, 1 in ½ mi · Electrical / panel); Fairweather And Associates (2 in ½ mi · Demolition).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47333 | Electrical / panel | Issued | Iss. Jul 29, 2026 | $4,200 | Service Upgrade |
| 179572 | New garage / accessory structure | Issued | Iss. Jul 7, 2025 | $325,000 | New Garage For Boat, R V, & Car Above (2) 5000 Gal Rainwater Cisterns |
| B42280 | Solar / battery storage | Issued | Iss. May 5, 2025 | $61,805 | Roof-mount PV 9.66kW DC (7.98kW AC) and ESS 30.0kWh AC |
| 155681 | Electrical / panel | Issued | Iss. Jun 7, 2017 | $7,000 | Battery Backup System -Express |