80 Meadow Way
San Geronimo 94963 · San Geronimo Village · Unincorporated Marin · Coordinates: 38.01247, -122.66510
Executive Verdict · Public-Records Synthesis
Zoned R1-B2-SGV in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA A flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,380,000 ($1,214,000–$1,546,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B2-SGV allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Nov 25, 2025, 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
- ! FEMA Special Flood Hazard Area (A, about 48% of the lot of lot)
Zone A: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 625 San Geronimo Valley Dr (0.18 mi NW, issued). 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 (~$16,320/yr at $1,380,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,360/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:
- 42,863 sq ft (0.98 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 80 MEADOW WAY
Zoning & Land Use
R1-B2-SGV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B2-SGV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B2-SGV, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A) covers about 48% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R1-B2-SGV, a single-family residential zone. The lot is 42,863 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A) covers about 48% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 A: 1% annual chance flood (Special Flood Hazard Area) (about 48% of the lot); Zone X: minimal flood hazard (about 52% 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: $1,214,000 – $1,546,000 · 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
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 43 total building permits recorded within ½ mile.
- New construction1 permit (1 units)
- Adds housing (ADU)3 permits (3 units)
- Building systems32 permits
- Repairs2 permits
- Other5 permits
Developments Deserving Closer Investigation & Active Area Builders
- Demolition at 625 San Geronimo Valley Dr (Issued)0.18 mi NW
Active in "Issued" for 4.9 yr (first record Dec 6, 2021) with no new permit activity recorded in 3.9 yr.
- Accessory dwelling unit at 320 Meadow Way (Applied)0.16 mi W
In "Applied" for 22 mo (since Jan 9, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 567 San Geronimo Valley Dr (Applied)400 ft NW
work_desc changed to "Convert Existing Garage Space To A D U." in snapshot Oct 31, 2026.
- New home at 11 Deer Camp Dr (Applied)0.25 mi SE
High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Northern Pacific Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (5 in ½ mi · Demolition); Bitzer (2 in ½ mi · Addition (adds square footage)); Dolan Construction (1 in ½ mi · New garage / accessory structure); Hanford Applied Restoration And Construction (1 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44917 | Roof replacement | Issued | Iss. Nov 25, 2025 | $11,950 | Tear off existing roof and replace with a Class A Composition Shingle roofing system. — ReRoofing; With Electronic Inspe… |