22295 State Route 1
Marshall 94940 · East Shore · Unincorporated Marin · Coordinates: 38.18686, -122.91296
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 $1,756,000 ($1,545,000–$1,967,000).
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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Sep 29, 2021, 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 (AE, about 84% 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 31% 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 22495 State Route (0.25 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)
- ! Year 1 Prop 13 tax reset (~$20,644/yr at $1,756,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,720/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:
- 28,575 sq ft (0.66 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22295 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 84% 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 28,575 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 84% 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 31% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 84% of the lot); Zone X: minimal flood hazard (about 16% 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: $1,545,000 – $1,967,000 · 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)0.25 mi NW
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)0.35 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 22188 State Route 1 Unit (Issued)0.37 mi SE
Active in "Issued" for 12.7 yr (first record Mar 13, 2014) with no new permit activity recorded in 10.8 yr.
- New home at 22667 State Route (Issued)0.42 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: Houston Electric And Telecommunications (2 on parcel, 2 in ½ mi · Electrical / panel); J And J Electric (1 on parcel, 1 in ½ mi · Other); Berg John Philip (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (5 in ½ mi · New garage / accessory structure); 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 |
|---|---|---|---|---|---|
| B27212 | Other | Issued | Iss. Sep 29, 2021 | $17,000 | Provide and install 18kw generator and automatic transfer switch. |
| B10998 | Electrical / panel | Issued | Iss. Sep 13, 2016 | $1,200 | GARAGE SUB-PANEL, REPLACE FUSE DISCONNECT WITH NEW MAIN BREAKER, REPLACE UNSHEATHED WIRES WITH ROMEX, ADD OUTLET FOR CAR… |
| B10823 | Electrical / panel | Issued | Iss. Aug 15, 2016 | $2,700 | Electrical panel — Service Upgrade |
| 152899 | Windows / doors / siding | Issued | Iss. Aug 8, 2016 | $7,000 | Repl 5 Wndws In Kind |