34 Seacape Dr
Muir Beach 94965 · Muir Beach · Unincorporated Marin · Coordinates: 37.86228, -122.58034
Executive Verdict · Public-Records Synthesis
Zoned C-RA-B4 in Unincorporated Marin and mapped CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,848,000 ($1,626,000–$2,070,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,840 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 4, 2026).
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)
- ! Delayed or open permit activity on this parcel
General repair (181256): Issued after 2 yr (8.7× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (0.11 mi NE, 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:
- 35,806 sq ft (0.82 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 34 SEACAPE DR
Zoning & Land Use
C-RA-B4 — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUPossible, with conditions
Zoned C-RA-B4 (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-B4 (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-B4 (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: $1,626,000 – $2,070,000 · 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
- General repair (181256) (Issued)On this parcel
Issued after 2 yr (8.7× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (Issued)0.11 mi NE
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)320 ft 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)0.27 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: Jemico (4 on parcel, 4 in ½ mi · Windows / doors / siding); Sun First (1 on parcel, 1 in ½ mi · Solar / battery storage); John Owens Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Millsap Degnan And Associates (1 on parcel, 1 in ½ mi · General repair); Owner Builder (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47036 | Windows / doors / siding | Issued | Iss. Jun 4, 2026 | $11,595 | Non-structural Door/Window Replacement |
| 181256 | General repair | Issued | Iss. Mar 10, 2026 | $30,000 | Retaining Wall Replacement |
| B33929 | Windows / doors / siding | Issued | Iss. May 17, 2023 | $28,710 | Replace 8 retrofit windows. — Non-structural Door/Window Replacement |
| B33601 | Solar / battery storage | Issued | Iss. Apr 25, 2023 | $72,944 | Install (24) roof mounted PV solar modules with (24) micro-inverters, (2) Tesla Powerwall batteries, (1) Tesla Gateway |
| B32191 | HVAC / heat pump | Issued | Iss. Jan 3, 2023 |