74 Gregory Dr
Fairfax 94930 · Unincorporated Fairfax · Unincorporated Marin · Coordinates: 38.00227, -122.59181
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,307,000 ($1,150,000–$1,464,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,193 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Sep 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 Moderate 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home (0.31 mi N, entitled). 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 (~$15,481/yr at $1,307,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,290/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:
- 10,193 sq ft (0.23 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 74 GREGORY DR
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 10,193 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
- Moderate 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 06041C0289D, 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: $1,150,000 – $1,464,000 · Status: Off market
HUD Small Area FMR (ZIP 94930) · FY 2026
Studio $2,230 · 1BR $2,680 · 2BR $3,240 · 3BR $4,140 · 4BR $4,290
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project (1 housing units across completed, permitted, and pipeline stages) and 116 total building permits recorded within ½ mile.
- New construction1 permit
- Demolition1 permit
- Additions & renovations8 permits
- Building systems78 permits
- Repairs5 permits
- Other23 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)0.31 mi N
In "Entitled" for 5.3 yr (since Jul 9, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 71 W Oak Knoll Dr (Applied)0.46 mi E
In "Applied" for 5.2 yr (since Sep 1, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Issued)0.4 mi NW
Active in "Issued" for 5.8 yr (first record Jan 29, 2021) with no new permit activity recorded in 5.8 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 12 in ½ mi · Remodel / interior alteration); Colemere Construction (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Charles Window And Door (2 on parcel, 2 in ½ mi · Windows / doors / siding); Grupe Bros Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Owner (9 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 153239 | General repair | Issued | Iss. Sep 14, 2016 | $7,000 | Rot Repairs @ Siding & Windows |
| 151026 | HVAC / heat pump | Issued | Iss. Mar 3, 2016 | $3,880 | A/C Compressor |
| 148611 | HVAC / heat pump | Issued | Iss. Aug 27, 2015 | $7,879 | Hvac Remove And Replace With New Ducts Hers |
| 148592 | Remodel / interior alteration | Issued | Iss. Aug 26, 2015 | $60,000 | Rmdl Kitch 08/04/15 |
| 148147 | Windows / doors / siding | Issued | Iss. Jul 27, 2015 | $9,500 | Repl 1 Wndw And Garage Side Door Size For Size - Must Meet W U I And Egress Requirements |
| 145671 | Windows / doors / siding | Issued | Iss. Feb 2, 2015 | $13,000 | Replace 3 Windows - Size For Size |
| 145640 | Remodel / interior alteration | Issued | Iss. Jan 29, 2015 | $16,000 | Nonstruct Bath Rmdl-Express |