45 Sunset Way
Muir Beach 94965 · Muir Beach · Unincorporated Marin · Coordinates: 37.86156, -122.57643
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B2 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,788,000 ($1,573,000–$2,003,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Dec 29, 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
- ! FEMA Special Flood Hazard Area (A, about 18% of the lot of lot)
Zone A: 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 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)
- ! Delayed or open permit activity on this parcel
Roof replacement (93872): Pending in review for 10 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (0.18 mi NW, 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)
Parcel & Assessor
- Lot size:
- 17,903 sq ft (0.41 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 45 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 A: 1% annual chance flood (Special Flood Hazard Area) (about 18% of the lot); Zone X: minimal flood hazard (about 82% 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: $1,573,000 – $2,003,000 · 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
- Roof replacement (93872) (Applied)On this parcel
Pending in review for 10 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
- Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (Issued)0.18 mi NW
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)0.26 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)0.48 mi W
Active in "Issued" for 2.6 yr (first record Apr 17, 2024) with no new permit activity recorded in 19 mo.
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 11 in ½ mi · Remodel / interior alteration); Owner (6 in ½ mi · New garage / accessory structure); Sidney Builders (3 in ½ mi · Addition (adds square footage)); Fp Builders (2 in ½ mi · Accessory dwelling unit (new or conversion)); Juan Calmell (2 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 |
|---|---|---|---|---|---|
| 93872 | Roof replacement | Applied | App. Dec 29, 2025 | $150,000 | Roof Deck Over Master Suite; Remodel |
| 178843 | New garage / accessory structure | Issued | Iss. Mar 17, 2025 | $100,000 | Replace Parking Deck; Replace & Expand Deck |