20545 State Route 1
Marshall 94940 · East Shore · Unincorporated Marin · Coordinates: 38.16552, -122.90072
Executive Verdict · Public-Records Synthesis
Zoned C-OA in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,582,000 ($1,392,000–$1,772,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$5,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 9, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 21% 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 63% 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 (0.49 mi SE, 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 (~$18,643/yr at $1,582,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,554/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:
- 302,481 sq ft (6.94 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 20545 STATE ROUTE 1
Zoning & Land Use
C-OA — Open Area (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-OA (open space): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-OA (open space), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-OA (open space), 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 63% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 21% of the lot); Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 51% of the lot); Zone X: minimal flood hazard (about 28% 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: $1,392,000 – $1,772,000 · 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)0.49 mi SE
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: Peter Levi Plumbing (2 on parcel, 2 in ½ mi · HVAC / heat pump); Pure Power Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); 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 (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48264 | Other | Issued | Iss. Sep 9, 2026 | $11,000 | Replace Mechanical Appliance |
| B40554 | HVAC / heat pump | Issued | Iss. Dec 16, 2024 | $13,000 | Remove and replace furnace located in crawlspace like for like. — Replace Mechanical Appliance |
| 157699 | Solar / battery storage | Issued | Iss. Feb 14, 2018 | $15,000 | Ground Mount Pv - 11kw. |