164 Bayview Dr
San Rafael 94901 · Bayside Acres · Unincorporated Marin · Coordinates: 37.97952, -122.48023
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 $1,773,000 ($1,560,000–$1,986,000).
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 66,560 sq ft lot.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$60,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Feb 12, 2025).
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)
- ! Delayed or open permit activity on this parcel
New garage / accessory structure (166462): Issued after 11 mo (2.1× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 14 new homes (0.44 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)
Parcel & Assessor
- Lot size:
- 66,560 sq ft (1.53 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 164 BAYVIEW DR; 166 BAYVIEW DR
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 66,560 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: $1,560,000 – $1,986,000 · 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)0.44 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)0.36 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)0.22 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 garage / accessory structure (166462) (Issued)On this parcel
Issued after 11 mo (2.1× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
Entity-resolved builders & contractors in ½ mile: Dream Home Building (2 on parcel, 2 in ½ mi · New garage / accessory structure); John Owens Services (2 on parcel, 2 in ½ mi · HVAC / heat pump); Simply Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Creative Roofing Of N CA (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41213 | HVAC / heat pump | Issued | Iss. Feb 12, 2025 | $14,348 | Install 18k HP minisplit system; HP condenser located in backyard, indoor 18k cassette unit installed in living room — R… |
| B38360 | Solar / battery storage | Issued | Iss. Jun 20, 2024 | $59,620 | PV SOLAR AND ESS INSTALLATION |
| 168873 | Remodel / interior alteration | Issued | Iss. Jul 20, 2021 | $100,000 | (54) Lvng Spce Conv To Adu/ Rmdl Main Kitchen & Rpr Deck. Primary Address Is 166 Bayview Dr., Mv |
| B25091 | Other | Issued | Iss. Mar 9, 2021 | $18,552 |