181 Oak Dr
San Rafael 94901 · Bayside Acres · Unincorporated Marin · Coordinates: 37.97512, -122.47537
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 $1,671,000 ($1,470,000–$1,872,000).
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 (+$6,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest May 30, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 53% 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)
- ! Delayed or open permit activity on this parcel
Other (179367): Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
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 (0.5 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 (~$19,667/yr at $1,671,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,639/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:
- 16,945 sq ft (0.39 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 181 OAK 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 about 53% 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 16,945 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 about 53% 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) (about 53% of the lot); Zone X: minimal flood hazard (about 45% 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: $1,470,000 – $1,872,000 · 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 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).
- Other (179367) (Issued)On this parcel
Issued after 4 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- New home at 22 Beach Dr (Issued)0.19 mi 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)0.19 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Tesla Energy Operations (2 on parcel, 2 in ½ mi · Roof replacement); Hoffmann Construction (1 on parcel, 1 in ½ mi · Other); Sonoma Marin Electric (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Integrity Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 179367 | Other | Issued | Iss. May 30, 2025 | $150,000 | Remove And Replace 3 (E) Exterior Decks |
| B37514 | Plumbing / water heater / sewer | Issued | Iss. Mar 29, 2024 | $11,000 | Bayside Acres Sewer Relocation Project - install new conduit and conductors for sewer pump and pump controller, MTS and … |
| B31242 | Roof replacement | Issued | Iss. Sep 30, 2022 | $18,710 | Reroof (85) Tesla tiles at 6.12 kW |
| B31241 | Roof replacement | Issued | Iss. Sep 30, 2022 | $8,020 | Reroof (85) Tesla tiles at 6.12 kW — ReRoofing |
| 166955 | Solar / battery storage | Issued | Iss. Jan 26, 2021 |