499 Ocean Pkwy
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.89973, -122.71140
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $2,036,000 ($1,792,000–$2,280,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RA-B2 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Dec 7, 2020, 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)
- ! CAL FIRE High Fire Hazard Severity Zone (State 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 Apr 1, 2024)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 387 Ocean Pkwy A K A (0.13 mi SE, issued). 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 (~$23,864/yr at $2,036,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,989/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:
- 9,235 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 499 OCEAN PKWY
Zoning & Land Use
C-RA-B2 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned C-RA-B2 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned C-RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned C-RA-B2 (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all 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
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,792,000 – $2,280,000 · 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
- Accessory dwelling unit at 387 Ocean Pkwy A K A (Issued)0.13 mi SE
Active in "Issued" for 8.1 yr (first record Oct 16, 2018) with no new permit activity recorded in 6.6 yr.
- Demolition at 135 Rosewood Rd (Issued)0.31 mi SE
Active in "Issued" for 9.5 yr (first record May 24, 2017) with no new permit activity recorded in 9.5 yr.
- New home at 260 Laurel Rd A K A (Issued)0.43 mi E
Active in "Issued" for 9.7 yr (first record Mar 9, 2017) with no new permit activity recorded in 7.8 yr.
- New home at 123 Jute Rd (Issued)0.36 mi E
Active in "Issued" for 14 mo (first record Sep 24, 2025) with no new permit activity recorded in 8 mo.
Entity-resolved builders & contractors in ½ mile: Sunshine Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Marin County Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner (3 in ½ mi · Addition (adds square footage)); Owner Builder (3 in ½ mi · Accessory dwelling unit (new or conversion)); Cohan Structures (1 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B24350 | Roof replacement | Issued | Iss. Dec 7, 2020 | $5,000 | T/O existing comp on front addition roof and replace with same Class A assembly. No new sheathing required. — ReRoofing;… |
| 151771 | Roof replacement | Issued | Iss. Apr 28, 2016 | $7,750 | Tear-Off & Re-Roof***Expired |