5 Carson Rd
Woodacre 94973 · Woodacre · Unincorporated Marin · Coordinates: 38.00898, -122.63719
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 $1,213,000 ($1,067,000–$1,359,000).
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 19,254 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$32,273 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 1, 2017).
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 at 80 Fire Rd (0.45 mi E, 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 (~$14,400/yr at $1,213,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,200/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:
- 19,254 sq ft (0.44 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 253 RAILROAD AVE; 5 CARSON RD
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 19,254 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: $1,067,000 – $1,359,000 · 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
- New home at 80 Fire Rd (Issued)0.45 mi E
Active in "Issued" for 4.1 yr (first record Sep 28, 2022) with no new permit activity recorded in 3.5 yr. High-impact scale (1 housing unit, $2,000,000 declared valuation across 1 permit).
- New home at 15 Edgewood Dr (Applied)0.42 mi S
In "Applied" for 6.1 yr (since Oct 22, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 90 Carson Rd (Issued)0.2 mi W
Active in "Issued" for 4.8 yr (first record Jan 21, 2022) with no new permit activity recorded in 4.7 yr.
- Accessory dwelling unit at 156 Central Ave (Issued)0.28 mi NW
Active in "Issued" for 3.5 yr (first record May 15, 2023) with no new permit activity recorded in 3.5 yr.
Entity-resolved builders & contractors in ½ mile: Free Energy Dba Solar (2 on parcel, 2 in ½ mi · Solar / battery storage); Syntrol Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (8 in ½ mi · New garage / accessory structure); Owner (8 in ½ mi · Remodel / interior alteration); Peters Design Build (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 154644 | Solar / battery storage | Issued | Iss. Mar 1, 2017 | $37,280 | P V 8.32kw Roof Mount - Express Mounted On Garage Roof |
| 154488 | Solar / battery storage | Issued | Iss. Feb 6, 2017 | $37,280 | 9.6kw Roof Mount Photovoltaic - Express Mounted On House Roof |
| 154487 | Electrical / panel | Issued | Iss. Feb 6, 2017 | $1,500 | Electric Service Panel |
| 152867 | Solar / battery storage | Issued | Iss. Aug 3, 2016 | $44,353 | P V Sys 7.54 K W Rf Mt - Express***Expired |