19225 Shoreline Hwy
Marshall 94940 · East Shore · Unincorporated Marin · Coordinates: 38.15149, -122.88815
Executive Verdict · Public-Records Synthesis
Zoned C-VCR in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $1,576,000 ($1,387,000–$1,765,000).
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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 2, 2023, 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 4% 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 19% 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)
- ! Alquist-Priolo Earthquake Fault Zone (about 12% of the lot of lot)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
- ! Year 1 Prop 13 tax reset (~$18,574/yr at $1,576,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,548/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:
- 107,593 sq ft (2.47 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 19225 SHORELINE HWY
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 19% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 4% of the lot); Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 96% of the lot) · FIRM panel 06041C0095E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Alquist-Priolo Earthquake Fault Zone (Tomales quadrangle) (about 12% of the lot)
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,387,000 – $1,765,000 · 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
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Trainor Commercial Construction (4 in ½ mi · Commercial tenant improvement); John Philip Berg (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 |
|---|---|---|---|---|---|
| B35617 | Roof replacement | Issued | Iss. Oct 2, 2023 | $9,800 | Partial Re-Roof Main Building- Remove existing roof down to sheathing. Prepare existing sheathing for new roof. Install … |
| 169423 | Commercial tenant improvement | Issued | Iss. Sep 24, 2021 | $3,600 | T.I. Boathouse |
| 169312 | Commercial tenant improvement | Issued | Iss. Sep 13, 2021 | $16,900 | T I Oyster Bar B B Q Area - Hood, New Wall, Finishes |
| 164543 | Commercial tenant improvement | Issued | Iss. Mar 31, 2020 | $22,500 | Install Walk In Refg, Dedicated Circut To Walk In,Prep Sink, Hand Sink, Floor Sink, Ice Maker, Water Dispenser, Tankless… |