15 Maoli Dr
San Rafael 94903 · Lucas Valley Environs · Unincorporated Marin · Coordinates: 38.02835, -122.58142
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,667,000 ($1,467,000–$1,867,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.2 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$23,846 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Nov 17, 2020).
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 High Fire Hazard Severity Zone (State Responsibility Area) (all 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 2000 Lucas Valley Rd (0.3 mi NW, 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 (~$19,621/yr at $1,667,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,635/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:
- 64,382 sq ft (1.48 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 MAOLI DR
Zoning & Land Use
RMP-0.2 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.2 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-0.2 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.2 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0289D, 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: $1,467,000 – $1,867,000 · 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
- Demolition at 2000 Lucas Valley Rd (Applied)0.3 mi NW
In "Applied" for 4.4 yr (since Jun 7, 2022), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Accessory dwelling unit at 42 Oak Mountain Ct (Applied)0.37 mi N
In "Applied" for 5.5 yr (since Apr 30, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 1605 Lucas Valley Rd (Issued)290 ft N
Active in "Issued" for 8.5 yr (first record May 29, 2018) with no new permit activity recorded in 8.4 yr.
- New home at 2 Mt Wittenburg Ct (adu 2a) (Issued)0.22 mi NE
Active in "Issued" for 2.5 yr (first record May 29, 2024) with no new permit activity recorded in 21 mo.
Entity-resolved builders & contractors in ½ mile: Luminalt Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); Torney Gary Landscaping (2 on parcel, 2 in ½ mi · General repair); Divine Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Owner Builder (19 in ½ mi · Remodel / interior alteration); Owner (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B24203 | Electrical / panel | Issued | Iss. Nov 17, 2020 | $500 | Relocate exterior conduit circuit beyond 3 feet from existing PG&E gas meter. — Replace Circuits / Outlets |
| 163725 | Solar / battery storage | Issued | Iss. Dec 24, 2019 | $33,600 | Battery Storage - Fast Track |
| 163724 | Solar / battery storage | Issued | Iss. Dec 24, 2019 | $140,065 | Rooftop Solar 34.04 K W - Fast Track |
| B20135 | Electrical / panel | Issued | Iss. Oct 16, 2019 | $22,000 | 400 amp main panel safety replacement like for like 400 amp sub panel install in garage — Service Upgrade |
| 147508 | General repair | Issued | Iss. Jun 11, 2015 |