99 Wharf Rd
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.90957, -122.68233
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / Alquist-Priolo fault due diligence; benchmark value $2,031,000 ($1,787,000–$2,275,000).
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 (+$9,936 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Mar 18, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 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
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 52 Crescente Ave (0.21 mi SW, applied). 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 (~$23,807/yr at $2,031,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,984/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:
- 8,407 sq ft (0.19 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 99 WHARF 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
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06041C0441E, 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: $1,787,000 – $2,275,000 · 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 52 Crescente Ave (Applied)0.21 mi SW
In "Applied" for 2.3 yr (since Jul 11, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $2,750,000 declared valuation across 1 permit).
- New commercial building at 72 Wharf Rd (Issued)430 ft W
Active in "Issued" for 5.5 yr (first record May 13, 2021) with no new permit activity recorded in 3.1 yr. High-impact scale ($1,980,000 declared valuation across 2 permits).
- New home at 342 Seadrift Rd (Issued)0.35 mi SE
Active in "Issued" for 8 yr (first record Nov 8, 2018) with no new permit activity recorded in 7.8 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
- New home at 321 Seadrift Rd (Issued)0.43 mi E
Active in "Issued" for 3.7 yr (first record Mar 13, 2023) with no new permit activity recorded in 2.8 yr. High-impact scale (1 housing unit, $960,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Don Barch (1 on parcel, 1 in ½ mi · Solar / battery storage); Baldwin Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (5 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (5 in ½ mi · Commercial tenant improvement); Pacific Ridge Construction (4 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B37374 | Solar / battery storage | Issued | Iss. Mar 18, 2024 | $24,000 | 3.6 kw PV Solar with microinverters on roof and ESS Batteries |
| 149529 | Roof replacement | Issued | Iss. Oct 21, 2015 | $23,208 | Reroof***Expired |