152 Blackstone Dr
San Rafael 94903 · Marinwood · Unincorporated Marin · Coordinates: 38.03517, -122.53781
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,285,000 ($1,131,000–$1,439,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,059 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jun 20, 2024, 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 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 125 new homes (0.3 mi NW, 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 (~$15,228/yr at $1,285,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,269/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:
- 8,059 sq ft (0.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 152 BLACKSTONE DR
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 8,059 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 16% 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: $1,131,000 – $1,439,000 · 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
Nearby Activity (½ mile radius, since November 2024)
6 active or recent development projects (129 housing units across completed, permitted, and pipeline stages) and 410 total building permits recorded within ½ mile.
- New construction12 permits
- Adds housing (ADU)4 permits (4 units)
- Demolition2 permits
- Additions & renovations12 permits
- Building systems318 permits
- Repairs31 permits
- Other31 permits
Developments Deserving Closer Investigation & Active Area Builders
- 125 new homes (Entitled)0.3 mi NW
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 commercial building at 200 Marinwood Ave (Applied)0.17 mi SW
Active in "Applied" for 3.9 yr (first record Dec 14, 2022) with no new permit activity recorded in 3.9 yr. High-impact scale ($35,000,000 declared valuation across 2 permits).
- Accessory dwelling unit at 2558 Heatherstone Dr (Applied)0.26 mi W
In "Applied" for 5.5 yr (since Apr 29, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 187 Marinwood Ave (Issued)0.17 mi SW
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 21 in ½ mi · Remodel / interior alteration); Rescue Rooter (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (37 in ½ mi · Remodel / interior alteration); Marin Kitchen Works (4 in ½ mi · Remodel / interior alteration); Mastec Communicaitons Group (4 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B38467 | Roof replacement | Issued | Iss. Jun 20, 2024 | $8,000 | Re-roofing — ReRoofing |
| 141796 | Plumbing / water heater / sewer | Issued | Iss. Mar 6, 2014 | $700 | Sewer Clean-Out Replacement At Side Of Garage |