595 Blackstone Dr
San Rafael 94903 · Marinwood · Unincorporated Marin · Coordinates: 38.04089, -122.55331
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,281,000 ($1,127,000–$1,435,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.1 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$25,742 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 19, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Active nearby investment (New home at 530 Blackstone Dr)
0.18 mi E in "Issued" stage — High-impact scale ($3,000,000 declared valuation across 1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
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)
- ! Year 1 Prop 13 tax reset (~$15,182/yr at $1,281,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,265/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:
- 357,236 sq ft (8.20 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 595 BLACKSTONE DR
Zoning & Land Use
RMP-0.1 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.1 (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-0.1 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.1 (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 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: $1,127,000 – $1,435,000 · 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 530 Blackstone Dr (Issued)0.18 mi E
High-impact scale ($3,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Gold Hammer Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Capstone Roofing (1 on parcel, 1 in ½ mi · Roof replacement); K And S Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (5 in ½ mi · Remodel / interior alteration); Vinyl Designs (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B30794 | Roof replacement | Issued | Iss. Aug 19, 2022 | $35,250 | Remove existing roof. Install with new Lifetime Class A composition shingles. — ReRoofing |
| B30699 | Solar / battery storage | Issued | Iss. Aug 11, 2022 | $20,384 | 5.2kW-DC Roof Mount Residential Solar PV System installation |
| 153694 | Remodel / interior alteration | Issued | Iss. Nov 2, 2016 | $54,656 | Kitch Remodel - Express |