775 Miller Creek Rd
San Rafael 94903 · Marinwood · Unincorporated Marin · Coordinates: 38.02972, -122.55163
Executive Verdict · Public-Records Synthesis
Zoned OA in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,311,000 ($1,154,000–$1,468,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$55,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (16 total permits, latest Oct 19, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 1% 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 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)
- ! Delayed or open permit activity on this parcel
Windows / doors / siding (175127): Issued after 2 mo — slower than 90% of windows / doors / siding permits in Unincorporated Marin (median 0d, 90th pct 5d, n=1,476).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 3 Erin Dr (0.33 mi E, 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)
Parcel & Assessor
- Lot size:
- 736,077 sq ft (16.90 ac)
- Assessor use:
- Tax Exempt
- Addresses on lot:
- 775 MILLER CREEK RD; 777 MILLER CREEK RD
Zoning & Land Use
OA — Open Area (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned OA (open space): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned OA (open space), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OA (open space), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (Local Responsibility Area) (about 16% of the lot, map Mar 24, 2025); Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 49% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 1% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 1% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 36% of the lot); Zone X: minimal flood hazard (about 5% of the lot); Zone X: minimal flood hazard (about 4% of the lot); Zone X: minimal flood hazard (about 49% of the lot); Zone X: minimal flood hazard (about 3% 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: $1,154,000 – $1,468,000 · 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
- New home at 3 Erin Dr (Applied)0.33 mi E
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)0.34 mi E
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)0.34 mi E
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)0.34 mi E
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: Owner Builder (4 on parcel, 34 in ½ mi · Remodel / interior alteration); Owner (1 on parcel, 15 in ½ mi · Remodel / interior alteration); Ernest Ongaro And Sons (4 on parcel, 4 in ½ mi · HVAC / heat pump); Burketts Pool Plastering (1 on parcel, 1 in ½ mi · Pool / spa); Danlin Enterprises (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (16 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182761 | Pool / spa | Issued | Iss. Oct 19, 2026 | $152,226 | Pool Replaster. Wading Pool Replaster. |
| B47450 | Other | Issued | Iss. Jul 9, 2026 | $8,000 | Replace Mechanical Appliance |
| 177846 | Commercial tenant improvement | Issued | Iss. Oct 14, 2024 | $20,000 | Firehouse Dormitory Remodel: Partition (E) Single Rm Into (3) Spaces |
| 175127 | Windows / doors / siding | Issued | Iss. Oct 5, 2023 | $608,450 | Creek Bank Slide Repair W/ Retaining Wall; Bldg Envelope Waterproofing **E M E R G E N C Y** |
| B35470 | Plumbing / water heater / sewer | Issued |