185 Marinwood Ave
San Rafael 94903 · Marinwood · Unincorporated Marin · Coordinates: 38.03231, -122.53859
Executive Verdict · Public-Records Synthesis
Zoned CP-HOD in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,398,000 ($1,230,000–$1,566,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through May 17, 2022, 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 High Fire Hazard Severity Zone (Local Responsibility Area) (about 39% 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
Demolition at 187 Marinwood Ave: Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
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: 125 new homes (0.44 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)
Parcel & Assessor
- Lot size:
- 48,787 sq ft (1.12 ac)
- Assessor use:
- Commercial - Unimproved
- Addresses on lot:
- 185 MARINWOOD AVE; 187 MARINWOOD AVE
Zoning & Land Use
CP-HOD — Planned Commercial (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned CP-HOD (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned CP-HOD (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned CP-HOD (commercial), 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 39% of the lot, map Mar 24, 2025); Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 61% 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)0.44 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).
- Demolition at 187 Marinwood Ave (Issued)On this parcel
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
- New home at 115 Erin Ct (Applied)0.49 mi SW
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 111 Erin Ct (Applied)0.49 mi SW
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).
Entity-resolved builders & contractors in ½ mile: Demings Demolition (1 on parcel, 1 in ½ mi · Demolition); Owner Builder (25 in ½ mi · Remodel / interior alteration); Owner (13 in ½ mi · Remodel / interior alteration); Haven Construction (7 in ½ mi · Accessory dwelling unit (new or conversion)); Marin Kitchen Works (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 171437 | Demolition | Issued | Iss. May 17, 2022 | $275,000 | Structure Demo |