228 Arroyo Rd
Lagunitas 94938 · San Geronimo Valley · Unincorporated Marin · Coordinates: 38.02240, -122.70241
Executive Verdict · Public-Records Synthesis
Zoned ARP-2-SGV in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,442,000 ($1,269,000–$1,615,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$280,191 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Feb 18, 2025).
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)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 228 Arroyo Rd A K A: Active in "Issued" for 7.9 yr (first record Dec 6, 2018) with no new permit activity recorded in 7.7 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 5 Barranca Rd (330 ft SE, 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:
- 96,355 sq ft (2.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 228 ARROYO RD; 230 ARROYO RD
Zoning & Land Use
ARP-2-SGV — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-2-SGV (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned ARP-2-SGV (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-2-SGV (agricultural), 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 06041C0275D, 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: $1,269,000 – $1,615,000 · Status: Off market
HUD Small Area FMR (ZIP 94938) · FY 2026
Studio $2,170 · 1BR $2,610 · 2BR $3,150 · 3BR $4,020 · 4BR $4,200
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 228 Arroyo Rd A K A (Issued)On this parcel
Active in "Issued" for 7.9 yr (first record Dec 6, 2018) with no new permit activity recorded in 7.7 yr.
- Other (90219) (Applied)On this parcel
Pending in review for 4.2 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New garage / accessory structure (73861) (Applied)On this parcel
Pending in review for 11.5 yr (25.7× the 164d median) — slower than 90% of new garage / accessory structure permits in Unincorporated Marin (median 164d, 90th pct 485d, n=356).
- Accessory dwelling unit at 5 Barranca Rd (Applied)330 ft SE
In "Applied" for 7.8 yr (since Feb 7, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 6 in ½ mi · Accessory dwelling unit (new or conversion)); Simon Moyes (3 on parcel, 3 in ½ mi · Electrical / panel); Champie John A (1 on parcel, 2 in ½ mi · Electrical / panel); Occidental Power Solar And Cogeneration (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41204 | HVAC / heat pump | Issued | Iss. Feb 18, 2025 | $35,000 | Upgrade existing windows and sliding patio doors. Upgrade electrical outlets and lighting. Install new propane fireplace… |
| B41203 | Plumbing / water heater / sewer | Issued | Iss. Feb 18, 2025 | $20,000 | Renovate bathroom. New tiles, sink etc. No structural changes. |
| B41199 | Electrical / panel | Issued | Iss. Feb 18, 2025 | $60,000 | Replace existing Kitchen Including electrical and mechanical No structural modifications will be made |
| 90219 | Other | Applied | App. Aug 15, 2022 |