2 Beach Dr
San Rafael 94901 · Bayside Acres · Unincorporated Marin · Coordinates: 37.97522, -122.48024
Executive Verdict · Public-Records Synthesis
Zoned RSP-7.26-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,495,000 ($1,316,000–$1,674,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RSP-7.26-BFC allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$16,671 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 18, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 14 new homes (0.24 mi W, 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 (~$17,643/yr at $1,495,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,470/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:
- 3,746 sq ft (0.09 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 2 BEACH DR
Zoning & Land Use
RSP-7.26-BFC — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-7.26-BFC (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned RSP-7.26-BFC, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned RSP-7.26-BFC, a single-family residential zone. The lot is 3,746 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (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: $1,316,000 – $1,674,000 · 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)0.24 mi W
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)510 ft SE
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)0.17 mi NE
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 at 726 Pt San Pedro Rd (Issued)180 ft NE
Active in "Issued" for 3.6 yr (first record Apr 14, 2023) with no new permit activity recorded in 7 mo. High-impact scale (1 housing unit, $2,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Semper Solaris (3 on parcel, 3 in ½ mi · Solar / battery storage); Gh R Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Owner Builder (11 in ½ mi · Remodel / interior alteration); Owner (6 in ½ mi · Remodel / interior alteration); 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 |
|---|---|---|---|---|---|
| 94311 | Remodel / interior alteration | Applied | App. Jun 18, 2026 | $100,000 | Structual Bathroom Remodel. Enlarging Bathroom, Taking Space From Adjacent Closet. Kitchen Upgrades. |
| 163769 | Solar / battery storage | Issued | Iss. Dec 30, 2019 | $24,224 | Photovoltaic Panels |
| 163768 | Electrical / panel | Issued | Iss. Dec 30, 2019 | $2,000 | Install 225 A Main Breaker |
| 163766 | Solar / battery storage | Issued | Iss. Dec 30, 2019 | $15,000 | Battery-Backup Fastrack |
| 155825 | Remodel / interior alteration | Issued | Iss. Jun 26, 2017 | $8,700 |