149 Arroyo Rd
Lagunitas 94938 · San Geronimo Valley · Unincorporated Marin · Coordinates: 38.01864, -122.69905
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 $1,043,000 ($918,000–$1,168,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Feb 14, 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
- ! 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 (0.26 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 (~$12,445/yr at $1,043,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,037/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:
- 140,263 sq ft (3.22 ac)
- Assessor use:
- Multiple-Resid. - Improved
- Addresses on lot:
- 149 ARROYO RD; 149 ARROYO RD A; 149 ARROYO RD B
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: $918,000 – $1,168,000 · 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 5 Barranca Rd (Applied)0.26 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)0.28 mi W
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 7090 Sir Francis Drake Blvd (Issued)0.32 mi SE
Active in "Issued" for 9.4 yr (first record Jun 14, 2017) with no new permit activity recorded in 7.5 yr.
- Demolition at 138 Rodeo Ave (Issued)0.33 mi SW
Active in "Issued" for 12.8 yr (first record Feb 10, 2014) with no new permit activity recorded in 12.8 yr.
Entity-resolved builders & contractors in ½ mile: Camerons Custom Electrical Contracting (1 on parcel, 1 in ½ mi · Electrical / panel); Power To Spare (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (10 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (5 in ½ mi · Addition (adds square footage)); Juan Calmell (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37015 | Electrical / panel | Issued | Iss. Feb 14, 2024 | $4,000 | Install new 125 amp panel meter main combo and distribution — Service Upgrade |
| 145235 | Electrical / panel | Issued | Iss. Dec 16, 2014 | $2,500 | Replace Main Electrical Service Panel ***Expired |