190 E Cintura Ave
Lagunitas 94938 · Lagunitas · Unincorporated Marin · Coordinates: 38.01725, -122.70196
Executive Verdict · Public-Records Synthesis
Zoned RA-B4-SGV in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,030,000 ($906,000–$1,154,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RA-B4-SGV allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$16,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Mar 4, 2024).
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: New home (0.12 mi W, entitled). 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 (~$12,295/yr at $1,030,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,025/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:
- 191,446 sq ft (4.39 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 190 E CINTURA AVE
Zoning & Land Use
RA-B4-SGV — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RA-B4-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RA-B4-SGV (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned RA-B4-SGV (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
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: $906,000 – $1,154,000 · 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
- New home (Entitled)0.12 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 5 Barranca Rd (Applied)0.31 mi N
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 at 152 Alta Ave (Issued)0.18 mi SW
Active in "Issued" for 19 mo (first record Apr 1, 2025) with no new permit activity recorded in 14 mo.
- Demolition at 138 Rodeo Ave (Issued)0.2 mi S
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: Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (8 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); Traditional Trades (1 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37207 | Solar / battery storage | Issued | Iss. Mar 4, 2024 | $57,701 | (N) FLUSH MOUNTED 7.38 kW PV SYSTEM WITH (N) 15.0 kWh BATTERY STORAGE, GRID TIED MICROINVERTERS |