252 Ocean Pkwy
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.89766, -122.70162
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 $2,013,000 ($1,771,000–$2,255,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RA-B2 allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$30,160 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 26, 2021).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 185 Elm Rd (0.33 mi NE, 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 (~$23,600/yr at $2,013,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,967/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:
- 6,578 sq ft (0.15 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 252 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: $1,771,000 – $2,255,000 · 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
- New home at 185 Elm Rd (Issued)0.33 mi NE
Active in "Issued" for 3.2 yr (first record Aug 24, 2023) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
- New home at 161 Elm Rd (Issued)0.45 mi NE
Active in "Issued" for 5 yr (first record Nov 17, 2021) with no new permit activity recorded in 3.2 yr. High-impact scale (1 housing unit, $950,000 declared valuation across 1 permit).
- New home at 105 Kale Rd (Issued)350 ft N
Active in "Issued" for 3.1 yr (first record Sep 21, 2023) with no new permit activity recorded in 19 mo.
- Accessory dwelling unit at 105 Kale Rd (adu 105a) (Issued)350 ft NW
Active in "Issued" for 2.2 yr (first record Sep 17, 2024) with no new permit activity recorded in 19 mo.
Entity-resolved builders & contractors in ½ mile: Dc Design Build (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Super Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Colonia Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (11 in ½ mi · New garage / accessory structure); Owner (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 168932 | Solar / battery storage | Issued | Iss. Jul 26, 2021 | $8,000 | 4.875kw Rooftop Photovoltaic *E-Inspection* |
| 160756 | Remodel / interior alteration | Issued | Iss. Feb 12, 2019 | $60,000 | Whole House Rmdl, New Gas Line, All New Windows, Siding On Part Of House Re-Roof ; Propane Tank Bwop T.D. 10/4/18 |
| B11510 | Electrical / panel | Issued | Iss. Dec 8, 2016 | $3,000 | UPGRADE ELECTRICAL SERVICE FROM 100A TO 200A — Service Upgrade |