15 Manzanita Ave
San Rafael 94901 · Bayside Acres · Unincorporated Marin · Coordinates: 37.98062, -122.48042
Executive Verdict · Public-Records Synthesis
Zoned R1-B4 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,712,000 ($1,507,000–$1,917,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 47,045 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Feb 12, 2025, 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 (Local 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 14 new homes (0.5 mi SW, 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 (~$20,138/yr at $1,712,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,678/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:
- 47,045 sq ft (1.08 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 15 MANZANITA AVE
Zoning & Land Use
R1-B4 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B4 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B4, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B4, a single-family residential zone. The lot is 47,045 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 (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0476E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,507,000 – $1,917,000 · Status: Off market
HUD Small Area FMR (ZIP 94901) · FY 2026
Studio $2,150 · 1BR $2,580 · 2BR $3,120 · 3BR $3,990 · 4BR $4,130
Developments Deserving Closer Investigation & Active Area Builders
- 14 new homes (Entitled)0.5 mi SW
In "Entitled" for 11 mo (since Dec 9, 2025), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (14 housing units, 1 deed-restricted affordable across 0 permits).
- New home at 22 Beach Dr (Issued)0.43 mi S
Active in "Issued" for 3.4 yr (first record Jun 27, 2023) with no new permit activity recorded in 2.8 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
- Accessory dwelling unit at 771 Pt San Pedro Rd (Applied)0.29 mi SE
In "Applied" for 4 yr (since Nov 15, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.39 mi SW
In "Entitled" for 8.2 yr (since Aug 28, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 13 in ½ mi · Remodel / interior alteration); Owner (2 on parcel, 7 in ½ mi · Remodel / interior alteration); V3 Electric (1 on parcel, 1 in ½ mi · Roof replacement); Timberline Roofing Solutions (1 on parcel, 1 in ½ mi · Roof replacement); G Family (2 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41210 | Roof replacement | Issued | Iss. Feb 12, 2025 | $50,660 | Roof mount, Module Qty: 36 DC System Size: 14.22 kW, 1 x Tesla Inc. AC Powerwall 3 |
| B35130 | Roof replacement | Issued | Iss. Aug 21, 2023 | $25,000 | Reroof using Certainteed Solaris shingles — ReRoofing |
| 164147 | General repair | Issued | Iss. Feb 6, 2020 | $12,500 | Electric Gate Td 1/28/2020 |
| 161679 | New garage / accessory structure | Issued | Iss. Jun 4, 2019 | $290,000 | Add Liv Sp Lwr Fl; Rmdl Upper Fl (Part); Entry Deck/Strs; Sheetrock In Gar; Rmv Firepl T.D. 5/15/19 |
| 160942 | HVAC / heat pump | Issued | Iss. Mar 7, 2019 |