5 Crescent Dr
Woodacre 94973 · Woodacre · Unincorporated Marin · Coordinates: 38.00643, -122.63513
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 $1,115,000 ($981,000–$1,249,000).
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 7,536 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$15,840 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Mar 26, 2024).
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 80 Fire Rd (0.35 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 (~$13,273/yr at $1,115,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,106/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:
- 7,536 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 5 CRESCENT DR
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 7,536 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: $981,000 – $1,249,000 · 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)0.35 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)0.32 mi SW
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).
- New home at 10 Holly Ln (Applied)0.33 mi W
Active in "Applied" for 14 mo (first record Sep 17, 2025) with no new permit activity recorded in 14 mo.
- Demolition at 90 Carson Rd (Issued)0.34 mi NW
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: Earthwise Energy Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); Modern Method Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (10 in ½ mi · New garage / accessory structure); Owner (5 in ½ mi · Demolition).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37469 | Roof replacement | Issued | Iss. Mar 26, 2024 | $8,300 | At low slope, overlay existing with a layer of 60mil pvc cool roof system. Class A, 600 sq ft — ReRoofing |
| B36407 | Solar / battery storage | Issued | Iss. Dec 13, 2023 | $47,058 | Install New 6.56kW Solar System + 16kWh Battery |
| B23642 | Windows / doors / siding | Issued | Iss. Sep 23, 2020 | $2,468 | REPLACING 1 RETROFIT WINDOW — Non-structural Door/Window Replacement |