38 Beach Dr
San Rafael 94901 · Bayside Acres · Unincorporated Marin · Coordinates: 37.97478, -122.47765
Executive Verdict · Public-Records Synthesis
Zoned RSP-7.26-BFC in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,582,000 ($1,392,000–$1,772,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-7.26-BFC supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,668 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Aug 21, 2026, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 14 new homes (0.37 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 (~$18,643/yr at $1,582,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,554/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:
- 8,668 sq ft (0.20 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 38 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 lotLikely eligible
Zoned RSP-7.26-BFC, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-7.26-BFC, a single-family residential zone. The lot is 8,668 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
- Not in a State-mapped fire hazard severity zone
- 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: $1,392,000 – $1,772,000 · 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)0.37 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)330 ft W
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)0.15 mi N
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)0.12 mi NW
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: Imperia Roofing And Exteriors (1 on parcel, 1 in ½ mi · Roof replacement); Warner Custom Homes (1 on parcel, 1 in ½ mi · General repair); Sinclair Andrew (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (8 in ½ mi · Remodel / interior alteration); Owner (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48026 | Roof replacement | Issued | Iss. Aug 21, 2026 | $27,350 | ReRoofing |
| 174458 | General repair | Issued | Iss. Jul 10, 2023 | $4,000 | Voluntary Seismic Retrofit In Accordance With Plan Set A |
| B32264 | HVAC / heat pump | Issued | Iss. Jan 13, 2023 | $2,000 | Replace gas water heater with a heat pump water heater. — New Circuits / Outlets; New Gas Service, Replace Plumbing Fixt… |