185 Rosewood Rd
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.89714, -122.70789
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 $1,966,000 ($1,730,000–$2,202,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Mar 4, 2022, 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) (about 87% 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)
- ! Delayed or open permit activity on this parcel
HVAC / heat pump (170805): Issued after 10 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
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: Demolition at 135 Rosewood Rd (290 ft 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)
Parcel & Assessor
- Lot size:
- 5,924 sq ft (0.14 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 185 ROSEWOOD RD
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) (about 87% of the lot, map Apr 1, 2024); Moderate Fire Hazard Severity Zone (State Responsibility Area) (about 13% 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: $1,730,000 – $2,202,000 · 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
- HVAC / heat pump (170805) (Issued)On this parcel
Issued after 10 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
- Demolition at 135 Rosewood Rd (Issued)290 ft SE
Active in "Issued" for 9.5 yr (first record May 24, 2017) with no new permit activity recorded in 9.5 yr.
- Accessory dwelling unit at 387 Ocean Pkwy A K A (Issued)0.13 mi NW
Active in "Issued" for 8.1 yr (first record Oct 16, 2018) with no new permit activity recorded in 6.6 yr.
- New home at 260 Laurel Rd A K A (Issued)0.28 mi NE
Active in "Issued" for 9.7 yr (first record Mar 9, 2017) with no new permit activity recorded in 7.8 yr.
Entity-resolved builders & contractors in ½ mile: Vida Building (1 on parcel, 3 in ½ mi · HVAC / heat pump); Owner Builder (10 in ½ mi · New garage / accessory structure); Owner (4 in ½ mi · Addition (adds square footage)); Upscale Construction (3 in ½ mi · Demolition); Peacock Roger S Jr (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 170805 | HVAC / heat pump | Issued | Iss. Mar 4, 2022 | $35,000 | Foundation Replacement, Including Basement Excavation; Replace & Expand Deck; Rmv Chimney; Repl Firelpl W/E P A A Wood S… |