No situs address on record
· Marinwood · Unincorporated Marin · Coordinates: 38.03055, -122.54323
Executive Verdict · Public-Records Synthesis
Zoned RMP-11.8 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,412,000 ($1,200,000–$1,624,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-11.8 allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 12, 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
- ! FEMA Special Flood Hazard Area (AE, about 6% 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) (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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 115 Erin Ct (0.22 mi SW, 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 (~$16,688/yr at $1,412,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,391/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:
- 28,967 sq ft (0.66 ac)
- Assessor use:
- Common Area
- Addresses on lot:
- 1
Zoning & Land Use
RMP-11.8 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-11.8 (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-11.8 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-11.8 (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 (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 6% of the lot); Zone X: minimal flood hazard (about 94% 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: $1,200,000 – $1,624,000 · Status: Off market
HUD Metro FMR (San Francisco, CA HUD Metro FMR Area) · FY 2026
Studio $2,485 · 1BR $2,977 · 2BR $3,604 · 3BR $4,604 · 4BR $4,772
Nearby Activity (½ mile radius, since November 2024)
18 active or recent development projects (17 housing units across completed, permitted, and pipeline stages) and 489 total building permits recorded within ½ mile.
- New construction20 permits (6 units)
Developments Deserving Closer Investigation & Active Area Builders
- New home at 115 Erin Ct (Applied)0.22 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)0.22 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).
- New home at 3 Erin Dr (Applied)0.22 mi SW
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 118 Erin Ct (Applied)0.23 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).
Entity-resolved builders & contractors in ½ mile: Blu Dolphin Pool Service And Repair (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Reliable Remodeling And Renovation (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (34 in ½ mi · Remodel / interior alteration); Haven Construction (16 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (16 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B38720 | Plumbing / water heater / sewer | Issued | Iss. Jul 12, 2024 | $10,000 | Clubhouse building maintenance: replacement of 2 toilets, 2 vanities, sink and faucet, kitchen cabinets, electrical ligh… |
| 170014 | Plumbing / water heater / sewer | Issued | Iss. Nov 29, 2021 | $223,240 | Repairs To (E) Pool |