445 Cedar Rd
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.90623, -122.70075
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 $2,210,000 ($1,945,000–$2,475,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone C-RA-B2 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jun 16, 2025).
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 161 Elm Rd (0.32 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 (~$25,865/yr at $2,210,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,155/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:
- 54,581 sq ft (1.25 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 445 CEDAR 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) (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: $1,945,000 – $2,475,000 · 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 161 Elm Rd (Issued)0.32 mi SE
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 185 Elm Rd (Issued)0.33 mi S
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).
- Accessory dwelling unit at 410 Cedar Rd (Applied)230 ft E
In "Applied" for 3.6 yr (since Apr 4, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Demolition at 430 Aspen Rd (Issued)0.13 mi NE
Active in "Issued" for 7.1 yr (first record Oct 15, 2019) with no new permit activity recorded in 7 yr.
Entity-resolved builders & contractors in ½ mile: Hci Solar (2 on parcel, 2 in ½ mi · Electrical / panel); Owner Builder (8 in ½ mi · New garage / accessory structure); Vida Building (5 in ½ mi · New garage / accessory structure); Owner (4 in ½ mi · Accessory dwelling unit (new or conversion)); Upscale Construction (3 in ½ mi · Demolition).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 179447 | Solar / battery storage | Issued | Iss. Jun 16, 2025 | $65,900 | Ground Mount Solar System 18.040kw |
| B42194 | Electrical / panel | Issued | Iss. Apr 28, 2025 | $4,000 | Main Panel Upgrade 125A — Service Upgrade |