85 Bosque Ave
Fairfax 94930 · Unincorporated Fairfax · Unincorporated Marin · Coordinates: 37.97371, -122.61564
Executive Verdict · Public-Records Synthesis
Zoned RMP-1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,397,000 ($1,229,000–$1,565,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-1 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Sep 30, 2025, 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 Moderate 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 2 Mora Ave (340 ft E, 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 (~$16,516/yr at $1,397,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,376/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:
- 27,007 sq ft (0.62 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 85 BOSQUE AVE
Zoning & Land Use
RMP-1 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-1 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-1 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-1 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate 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 06041C0451E, effective March 17, 2014
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,229,000 – $1,565,000 · Status: Off market
HUD Small Area FMR (ZIP 94930) · FY 2026
Studio $2,230 · 1BR $2,680 · 2BR $3,240 · 3BR $4,140 · 4BR $4,290
Nearby Activity (½ mile radius, since November 2024)
2 active or recent development projects (1 housing units across completed, permitted, and pipeline stages) and 32 total building permits recorded within ½ mile.
- Adds housing (ADU)1 permit (1 units)
- Demolition2 permits
- Additions & renovations3 permits
- Building systems23 permits
- Repairs1 permit
- Other2 permits
Developments Deserving Closer Investigation & Active Area Builders
- Demolition at 2 Mora Ave (Issued)340 ft E
Active in "Issued" for 4.5 yr (first record Apr 26, 2022) with no new permit activity recorded in 4.5 yr.
- New home (Issued)0.42 mi NE
Active in "Issued" for 6.3 yr (first record Jul 16, 2020) with no new permit activity recorded in 6.3 yr.
- New home at 740 Bolinas Rd (Issued)0.49 mi E
Active in "Issued" for 2.6 yr (first record Apr 12, 2024) with no new permit activity recorded in 2.6 yr.
- Accessory dwelling unit at 45 Bosque Ave (Issued)0.19 mi SE
Active in "Issued" for 2.3 yr (first record Jul 31, 2024) with no new permit activity recorded in 6 mo.
Entity-resolved builders & contractors in ½ mile: Crown Ridge Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Excellence Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Ernest Ongaro And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (6 in ½ mi · Remodel / interior alteration); Morgan Key Hammon Construction (2 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44129 | Roof replacement | Issued | Iss. Sep 30, 2025 | $23,850 | Tear off and reroof with class A composition shingle, 3300 square feet — ReRoofing; With Electronic Inspection |
| B29895 | Plumbing / water heater / sewer | Issued | Iss. May 31, 2022 | $1,500 | Replace failed 50 gal water heater with new 50gal water heater — Replace Plumbing Fixtures(s) |
| 149770 | HVAC / heat pump | Issued | Iss. Nov 10, 2015 | $3,373 | Rplc Furnace |