64 Wild Iris Rd
San Geronimo 94963 · San Geronimo Valley · Unincorporated Marin · Coordinates: 38.01855, -122.67842
Executive Verdict · Public-Records Synthesis
Zoned ARP-20-SGV in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,441,000 ($1,268,000–$1,614,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$101,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Dec 16, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 15 Fir Ave (0.42 mi 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)
- ! Year 1 Prop 13 tax reset (~$17,022/yr at $1,441,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,418/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:
- 46,479 sq ft (1.07 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 64 WILD IRIS RD
Zoning & Land Use
ARP-20-SGV — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned ARP-20-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-20-SGV (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-20-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: $1,268,000 – $1,614,000 · Status: Off market
HUD Small Area FMR (ZIP 94963) · FY 2026
Studio $2,500 · 1BR $3,000 · 2BR $3,630 · 3BR $4,630 · 4BR $4,800
Developments Deserving Closer Investigation & Active Area Builders
- New home at 15 Fir Ave (Applied)0.42 mi SE
In "Applied" for 5 yr (since Nov 1, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 80 W Nicasio Rd (Applied)0.43 mi NE
In "Applied" for 5.5 yr (since May 18, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 500 Meadow Way (adu 500a) (Issued)0.23 mi SE
Active in "Issued" for 2 yr (first record Nov 6, 2024) with no new permit activity recorded in 21 mo.
- Accessory dwelling unit at 22 (22a) Sage Ln (Issued)0.35 mi W
Active in "Issued" for 3.9 yr (first record Dec 12, 2022) with no new permit activity recorded in 18 mo.
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 3 in ½ mi · Demolition); Enviro Heating And Air Conditioning (2 on parcel, 2 in ½ mi · HVAC / heat pump); Tesla Energy (2 on parcel, 2 in ½ mi · Solar / battery storage); Valentine Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Bay Area Window Pros (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45195 | HVAC / heat pump | Issued | Iss. Dec 16, 2025 | $25,609 | Install (1) Mitsubishi 36,000 BTU heat pump unit. Install (1) Mitsubishi 36,000 BTU multi-position air handler. — Replac… |
| B41975 | Windows / doors / siding | Issued | Iss. Apr 10, 2025 | $99,000 | Replace (E)25 windows. Same size and location. — Non-structural Door/Window Replacement |
| B27549 | Solar / battery storage | Issued | Iss. Oct 27, 2021 | $5,200 | Install 2.10kW of roof mount solar. |
| B27473 | Solar / battery storage | Issued | Iss. Oct 19, 2021 | $14,995 | Installing 1-(N) TESLA POWERWALL II BATTERY BACKUP to be connected to an (E) 4.55 kW (AC) (E) 5.95 (DC) kW Photovoltaic … |
| 163443 | Remodel / interior alteration |