149 Central Ave
Woodacre 94973 · Woodacre · Unincorporated Marin · Coordinates: 38.01183, -122.64158
Executive Verdict · Public-Records Synthesis
Zoned VCR-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 $1,095,000 ($964,000–$1,226,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone VCR-SGV allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Mar 14, 2016, 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 209 San Geronimo Valley Dr (0.29 mi W, 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 (~$13,043/yr at $1,095,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,087/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:
- 7,187 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 149 CENTRAL AVE
Zoning & Land Use
VCR-SGV — Village Commercial Residential (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned VCR-SGV (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned VCR-SGV (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned VCR-SGV (mixed use), 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: $964,000 – $1,226,000 · Status: Off market
HUD Small Area FMR (ZIP 94973) · FY 2026
Studio $2,080 · 1BR $2,510 · 2BR $3,020 · 3BR $3,860 · 4BR $4,000
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 209 San Geronimo Valley Dr (Applied)0.29 mi W
In "Applied" for 6.3 yr (since Jul 28, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 0 Sylvan Way (Applied)0.29 mi W
In "Applied" for 2.6 yr (since Apr 22, 2024), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Accessory dwelling unit at 156 Central Ave (Issued)200 ft S
Active in "Issued" for 3.5 yr (first record May 15, 2023) with no new permit activity recorded in 3.5 yr.
- Accessory dwelling unit at 49 Conifer Way A K A (Issued)0.19 mi SW
Active in "Issued" for 7.3 yr (first record Jul 11, 2019) with no new permit activity recorded in 7.2 yr.
Entity-resolved builders & contractors in ½ mile: Ba Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Camello (13 in ½ mi · New single-family home); Owner Builder (8 in ½ mi · New garage / accessory structure); Owner (7 in ½ mi · New garage / accessory structure); C Overaa And (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 |
|---|---|---|---|---|---|
| 151176 | Electrical / panel | Issued | Iss. Mar 14, 2016 | $1,600 | Replace Elec Service ***Expired |