8 Ocean Ave
Bolinas 94924 · Bolinas · Unincorporated Marin · Coordinates: 37.90274, -122.69097
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B2 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,968,000 ($1,732,000–$2,204,000).
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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 28, 2026, 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
- ! FEMA Special Flood Hazard Area (VE, about 25% of the lot of lot)
Zone VE: 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)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (about 85% 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
General repair (182838): Issued after 11 mo (4.1× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
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: New home at 52 Crescente Ave (0.46 mi NE, 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)
Parcel & Assessor
- Lot size:
- 161,869 sq ft (3.72 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 8 OCEAN AVE
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 85% of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 25% of the lot); Zone X: minimal flood hazard (about 75% 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: $1,732,000 – $2,204,000 · 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)0.46 mi NE
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).
- General repair (182838) (Issued)On this parcel
Issued after 11 mo (4.1× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New home at 161 Elm Rd (Issued)0.31 mi W
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)0.42 mi W
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).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 5 in ½ mi · Remodel / interior alteration); American Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Herbs Pool Service (1 on parcel, 1 in ½ mi · General repair); Wick Brothers Construction (3 in ½ mi · Addition (adds square footage)); Natomas Labs Dba Villa Homes (2 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182838 | General repair | Issued | Iss. Oct 28, 2026 | $450,000 | Underground Pier Wall For Landslide Stabilization - B W O P |
| 93727 | General repair | Applied | App. Nov 20, 2025 | $450,000 | Underground Pier Wall For Landslide Stabilization |
| 166463 | General repair | Issued | Iss. Dec 4, 2020 | $22,065 | Pool Repair |
| 149773 | Solar / battery storage | Issued | Iss. Nov 12, 2015 | $22,500 | 7kw Roof Mntd P V Sys - Express |