20155 State Route 1
Marshall 94940 · East Shore · Unincorporated Marin · Coordinates: 38.16125, -122.89400
Executive Verdict · Public-Records Synthesis
Zoned C-VCR 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 $1,715,000 ($1,509,000–$1,921,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-VCR allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$13,680 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 1, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (VE, about 94% 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 6% 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 (76048): Pending in review for 11 yr — 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New commercial building at 20105 State Route (210 ft S, 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:
- 16,204 sq ft (0.37 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 20155 STATE ROUTE 1
Zoning & Land Use
C-VCR — Village Commercial Residential (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-VCR (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned C-VCR (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-VCR (mixed use), 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) (about 6% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 94% of the lot); Zone X: minimal flood hazard (about 6% 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: $1,509,000 – $1,921,000 · 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 (76048) (Applied)On this parcel
Pending in review for 11 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New commercial building at 20105 State Route (Issued)210 ft S
Active in "Issued" for 6.3 yr (first record Jul 8, 2020) with no new permit activity recorded in 4.6 yr. High-impact scale ($1,500,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 2 in ½ mi · New commercial / non-residential building); Sunrun Installation Service (1 on parcel, 1 in ½ mi · Solar / battery storage); Crandall Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Bellows Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48177 | Roof replacement | Issued | Iss. Sep 1, 2026 | $38,455 | ReRoofing |
| B37253 | Plumbing / water heater / sewer | Issued | Iss. Mar 7, 2024 | $4,500 | REPLACE TANKLESS WH IN ATTIC - TANKLESS TO TANKLESS - SAME LOCATION — Replace Plumbing Fixtures(s) |
| 166578 | Solar / battery storage | Issued | Iss. Dec 15, 2020 | $231,745 | 5.355kw Photovoltaic & Energy Storage System - Express |
| 149998 | Windows / doors / siding | Issued | Iss. Dec 2, 2015 | $9,000 | Skylights - Express |
| 76048 | Other | Applied | App. Nov 12, 2015 | $7,000 |