46 Horseshoe Hill Rd
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.92364, -122.69536
Executive Verdict · Public-Records Synthesis
Zoned C-ARP-5 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) / Alquist-Priolo fault due diligence; benchmark value $2,299,000 ($2,023,000–$2,575,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$331,272 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Sep 3, 2019).
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 High Fire Hazard Severity Zone (State Responsibility Area) (about 56% 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 Apr 1, 2024)
- ! Alquist-Priolo Earthquake Fault Zone (all of the lot of lot)
Intersects a State-mapped surface fault rupture zone. Adding habitable structures or subdividing typically requires a site-specific geologic fault investigation.
Source: California Geological Survey Alquist-Priolo Zones
- ! Delayed or open permit activity on this parcel
Other (159977): Issued after 3 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)
Parcel & Assessor
- Lot size:
- 408,375 sq ft (9.38 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 46 HORSESHOE HILL RD
Zoning & Land Use
C-ARP-5 — Agriculture Residential Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned C-ARP-5 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned C-ARP-5 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-ARP-5 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (about 56% of the lot, map Apr 1, 2024); Very High Fire Hazard Severity Zone (State Responsibility Area) (about 44% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0440E, effective August 15, 2017
- CGS Alquist-Priolo Earthquake Fault Zone
- Alquist-Priolo Earthquake Fault Zone (Bolinas quadrangle) (all of the lot)
Surrounding Rent & Value Benchmarks (Public Records)
Range: $2,023,000 – $2,575,000 · Status: Off market
HUD Small Area FMR (ZIP 94924) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,730 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- Other (159977) (Issued)On this parcel
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- Other (159976) (Issued)On this parcel
Issued after 3 mo — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,560).
- General repair (82653) (Applied)On this parcel
Pending in review for 8.1 yr (35.5× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New home at 75 Horseshoe Hill Rd (Issued)0.21 mi SW
Active in "Issued" for 2.5 yr (first record May 30, 2024) with no new permit activity recorded in 2.2 yr.
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 6 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (5 on parcel, 5 in ½ mi · General repair); Pac Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Precision Build (5 in ½ mi · New garage / accessory structure); Seegert Construction (4 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 162513 | Solar / battery storage | Issued | Iss. Sep 3, 2019 | $28,000 | Pv 14.910 Kw Express |
| 161986 | Accessory dwelling unit (new or conversion) | Issued | Iss. Jul 8, 2019 | $250,000 | A D U |
| 161985 | Addition (adds square footage) | Issued | Iss. Jul 8, 2019 | $250,000 | Workshop/Studio |
| 159977 | Other | Issued | Iss. Oct 25, 2018 | $10,000 | Water Tank, Underground, 8000 Gal, Tank 2 |