2400 Las Gallinas Ave
San Rafael 94903 · Marinwood · Unincorporated Marin · Coordinates: 38.03320, -122.54396
Executive Verdict · Public-Records Synthesis
Zoned AP in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,398,000 ($1,230,000–$1,566,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Mar 18, 2025, 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
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 93% 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 125 new homes (0.38 mi N, entitled). 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 (~$16,527/yr at $1,398,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,377/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:
- 38,638 sq ft (0.89 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 2400 LAS GALLINAS AVE
Zoning & Land Use
AP — Admin and Professional (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned AP (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned AP (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned AP (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 93% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0291D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,230,000 – $1,566,000 · Status: Off market
HUD Small Area FMR (ZIP 94903) · FY 2026
Studio $2,880 · 1BR $3,450 · 2BR $4,180 · 3BR $5,340 · 4BR $5,530
Developments Deserving Closer Investigation & Active Area Builders
- 125 new homes (Entitled)0.38 mi N
In "Entitled" for 23 mo (since Dec 6, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (125 housing units, 124 deed-restricted affordable across 0 permits).
- New home at 3 Erin Dr (Applied)0.36 mi S
In "Applied" for 3 yr (since Oct 31, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $2,993,758 declared valuation across 1 permit).
- New home at 111 Erin Ct (Applied)0.36 mi S
In "Applied" for 3 yr (since Nov 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $56,632,994 declared valuation across 1 permit).
- New home at 115 Erin Ct (Applied)0.36 mi S
In "Applied" for 3 yr (since Nov 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $55,415,888 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Hodes Bryan (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Bellows Plumbing Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); R And R Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (45 in ½ mi · Remodel / interior alteration); Owner (25 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41655 | Roof replacement | Issued | Iss. Mar 18, 2025 | $45,900 | Tear off existing roof system, install new 60 mil tpo single ply — ReRoofing; With Electronic Inspection |
| 178612 | Commercial tenant improvement | Issued | Iss. Feb 5, 2025 | $40,000 | Commercial T I: Demo (E) & Add (N) A D A Restrm, Replace (E) Main Entry Door, Replace (E) Ceiling; (N) A D A Ramp |
| B15178 | HVAC / heat pump | Issued | Iss. Jun 8, 2018 | $2,250 | Replacing existing furnace with new AFUE 80% furnace. Suite 260. — Replace Mechanical Appliance |
| B11714 | HVAC / heat pump | Issued | Iss. Jan 24, 2017 | $4,000 | replace rooftop package unit — Replace Mechanical Appliance |