20165 State Route 1
Marshall 94940 · East Shore · Unincorporated Marin · Coordinates: 38.16140, -122.89384
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 $1,521,000 ($1,338,000–$1,704,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jun 5, 2017, 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 96% 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 16% 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New commercial building at 20105 State Route (280 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)
- ! Year 1 Prop 13 tax reset (~$17,942/yr at $1,521,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,495/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:
- 3,877 sq ft (0.09 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 20165 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 16% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 96% of the lot); Zone X: minimal flood hazard (about 5% 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: $1,338,000 – $1,704,000 · 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 commercial building at 20105 State Route (Issued)280 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: William Paul Majoue (1 on parcel, 1 in ½ mi · Electrical / panel); Owner (2 in ½ mi · Addition (adds square footage)); Owner Builder (1 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B12526 | Electrical / panel | Issued | Iss. Jun 5, 2017 | $3,000 | REPLACE CORRODED MAIN PANEL, SAM AMPERAGE — Service Upgrade |