166 Central Ave
Woodacre 94973 · Woodacre · Unincorporated Marin · Coordinates: 38.01099, -122.64085
Executive Verdict · Public-Records Synthesis
Zoned R1-B2-SGV in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,118,000 ($984,000–$1,252,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B2-SGV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,365 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 30, 2023, 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: Demolition at 0 Sylvan Way (0.32 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 (~$13,307/yr at $1,118,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,109/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:
- 9,365 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 166 CENTRAL AVE
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 lotLikely eligible
Zoned R1-B2-SGV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B2-SGV, a single-family residential zone. The lot is 9,365 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $984,000 – $1,252,000 · 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
- Demolition at 0 Sylvan Way (Applied)0.32 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 209 San Geronimo Valley Dr (Applied)0.34 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).
- Accessory dwelling unit at 156 Central Ave (Issued)210 ft NW
Active in "Issued" for 3.5 yr (first record May 15, 2023) with no new permit activity recorded in 3.5 yr.
- Demolition at 90 Carson Rd (Issued)0.17 mi S
Active in "Issued" for 4.8 yr (first record Jan 21, 2022) with no new permit activity recorded in 4.7 yr.
Entity-resolved builders & contractors in ½ mile: Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); John Owens Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ielmorini Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Camello (13 in ½ mi · New single-family home); Owner (9 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35946 | HVAC / heat pump | Issued | Iss. Oct 30, 2023 | $9,424 | Replace ducts. — Replace Ductwork |
| B34486 | Electrical / panel | Issued | Iss. Jun 28, 2023 | $4,110 | main panel upgrade — Service Upgrade |
| B16786 | HVAC / heat pump | Issued | Iss. Jan 8, 2019 | $7,500 | replace failed furnace and ducting with new furnace and ducting - AFUE 81 — Replace Ductwork, Replace Mechanical Applian… |
| B15744 | Plumbing / water heater / sewer | Issued | Iss. Aug 20, 2018 | $3,700 | replace existing water pipes in home with copper piping and replace failed 40 gal water heater with new 40 gal water hea… |