2255 Las Gallinas Ave
San Rafael 94903 · Marinwood · Unincorporated Marin · Coordinates: 38.02989, -122.54832
Executive Verdict · Public-Records Synthesis
Zoned PF-RSP-5.8 in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,255,000 ($1,104,000–$1,406,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Feb 20, 2014, 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 9% 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 High Fire Hazard Severity Zone (Local Responsibility Area) (about 6% 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: New home at 3 Erin Dr (0.18 mi SE, applied). 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 (~$14,883/yr at $1,255,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,240/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:
- 746,052 sq ft (17.13 ac)
- Assessor use:
- Tax Exempt
- Addresses on lot:
- 2255 LAS GALLINAS AVE
Zoning & Land Use
PF-RSP-5.8 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned PF-RSP-5.8 (public / institutional): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotCan't tell
Zoned PF-RSP-5.8 (public / institutional): we can't tell whether it counts as a single-family zone for SB 9. Public Facilities combined with a base district: SB 9 depends on the base.
- SB 9: split into two lotsCan't tell
Zoned PF-RSP-5.8 (public / institutional): we can't tell whether it counts as a single-family zone for SB 9. Public Facilities combined with a base district: SB 9 depends on the base.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (Local Responsibility Area) (about 6% of the lot, map Mar 24, 2025); Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 54% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 9% of the lot); Zone X: minimal flood hazard (about 91% of the lot) · FIRM panel 06041C0293E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,104,000 – $1,406,000 · 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)
17 active or recent development projects (17 housing units across completed, permitted, and pipeline stages) and 463 total building permits recorded within ½ mile.
- New construction11 permits (6 units)
- Adds housing (ADU)11 permits (11 units)
- Demolition1 permit
- Additions & renovations18 permits
- Building systems340 permits
- Repairs44 permits
- Other38 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 3 Erin Dr (Applied)0.18 mi SE
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)0.18 mi SE
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)0.18 mi SE
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).
- New home at 118 Erin Ct (Applied)0.19 mi SE
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: Redwood Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (37 in ½ mi · Remodel / interior alteration); Haven Construction (16 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (14 in ½ mi · Remodel / interior alteration); Marin Kitchen Works (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 141645 | Electrical / panel | Issued | Iss. Feb 20, 2014 | $1,000 | Add Electrical Outlets To Building |