109 Sunset Way
Sausalito 94965 · Muir Beach · Unincorporated Marin · Coordinates: 37.86079, -122.57763
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B2 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,681,000 ($1,479,000–$1,883,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Oct 20, 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
- ! 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 Very 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (0.19 mi N, 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 (~$19,782/yr at $1,681,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,648/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:
- 7,928 sq ft (0.18 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 109 SUNSET WAY
Zoning & Land Use
C-RA-B2 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RA-B2 (single-family residential): state law allows ADUs where homes are allowed. Very High Fire Hazard Severity Zone covers all of the lot: cities may limit ADUs here for fire safety and evacuation.
- 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
- Very 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 06041C0505E, 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: $1,479,000 – $1,883,000 · Status: Off market
HUD Small Area FMR (ZIP 94965) · FY 2026
Studio $2,720 · 1BR $3,260 · 2BR $3,950 · 3BR $5,050 · 4BR $5,230
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (Issued)0.19 mi N
Active in "Issued" for 2.5 yr (first record May 28, 2024) with no new permit activity recorded in 20 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
- Demolition at 40 Starbuck Dr (Issued)0.24 mi NW
Active in "Issued" for 9.8 yr (first record Jan 30, 2017) with no new permit activity recorded in 9.8 yr.
- New commercial building at 87 Seacape Dr (Issued)0.44 mi W
Active in "Issued" for 2.6 yr (first record Apr 17, 2024) with no new permit activity recorded in 19 mo.
- Accessory dwelling unit at 77 Starbuck Dr (Applied)0.25 mi N
In "Applied" for 18 mo (since May 28, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Synapse Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); De Mello Roofing (1 on parcel, 1 in ½ mi · Roof replacement); North Bay Heating Air Conditioning And Sheet Metal (1 on parcel, 1 in ½ mi · HVAC / heat pump); Cbs Electric (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Rock Solid Electrical (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48839 | Electrical / panel | Issued | Iss. Oct 20, 2026 | $2,200 | Service Upgrade |
| B30941 | HVAC / heat pump | Issued | Iss. Sep 6, 2022 | $10,069 | REPLACE DUCTLESS MINI SPLIT SYSTEM. — Replace Mechanical Appliance |
| 150539 | Plumbing / water heater / sewer | Issued | Iss. Jan 27, 2016 | $7,850 | Install Standby Generator System***Extended To 1/27/19 T.D. 12/31/15 |
| 150112 | Solar / battery storage | Issued | Iss. Dec 10, 2015 | $25,000 | P V 10.68 Kw Roof Mounted - Express (19 Of 35 System Solar Panels On House & Garage) |
| 147565 | Roof replacement | Issued | Iss. Jun 16, 2015 |