170 A Arroyo Rd
Lagunitas 94938 · San Geronimo Valley · Unincorporated Marin · Coordinates: 38.02081, -122.69978
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 $1,167,000 ($1,027,000–$1,307,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$4,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 11, 2016).
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: Accessory dwelling unit at 5 Barranca Rd (0.12 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 (~$13,871/yr at $1,167,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,156/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:
- 64,904 sq ft (1.49 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 170A ARROYO RD; 170 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: $1,027,000 – $1,307,000 · 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
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 47 total building permits recorded within ½ mile.
- New construction3 permits (1 units)
- Adds housing (ADU)1 permit (1 units)
- Additions & renovations2 permits
- Building systems34 permits
- Repairs2 permits
- Other5 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 5 Barranca Rd (Applied)0.12 mi NW
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).
- New home (Entitled)0.32 mi SW
In "Entitled" for 2.1 yr (since Oct 4, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 228 Arroyo Rd A K A (Issued)0.2 mi NW
Active in "Issued" for 7.9 yr (first record Dec 6, 2018) with no new permit activity recorded in 7.7 yr.
- New home at 338 Arroyo Rd (Issued)0.36 mi W
Active in "Issued" for 12.5 yr (first record Apr 28, 2014) with no new permit activity recorded in 11.6 yr.
Entity-resolved builders & contractors in ½ mile: Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); American Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); North Bay Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Power To Spare (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (7 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 153492 | Electrical / panel | Issued | Iss. Oct 11, 2016 | $3,000 | Electrical Upgrade |
| 153193 | Solar / battery storage | Issued | Iss. Sep 7, 2016 | $12,000 | P V Sys 2.6 K W - Express |
| 149927 | Roof replacement | Issued | Iss. Nov 24, 2015 | $7,200 | Reroof |
| 149779 | Solar / battery storage | Issued | Iss. Nov 12, 2015 | $33,465 | 6.9 Kw Roof Mntd Solar P V Sys - Express |