15 Gate 6 1/2
Sausalito 94965 · Waldo Point · Unincorporated Marin · Coordinates: 37.87614, -122.50852
Executive Verdict · Public-Records Synthesis
Zoned RCR-BFC in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $1,378,000 ($1,213,000–$1,543,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,160 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 18, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 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)
- ! Delayed or open permit activity on this parcel
New home at 15 Gate 6 1/2: Active in "Issued" for 19 yr (first record Nov 13, 2007) with no new permit activity recorded in 12.3 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 74 new homes at 825 Drake Ave (0.34 mi W, 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 (~$16,297/yr at $1,378,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,358/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:
- 566 sq ft (0.01 ac)
- Assessor use:
- Floating Home
- Addresses on lot:
- 15 GATE 6 1/2
Zoning & Land Use
RCR-BFC — Resort and Commercial Recreation (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned RCR-BFC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned RCR-BFC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RCR-BFC (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06041C0469F, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,213,000 – $1,543,000 · 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
- New home at 15 Gate 6 1/2 (Issued)On this parcel
Active in "Issued" for 19 yr (first record Nov 13, 2007) with no new permit activity recorded in 12.3 yr.
- 74 new homes at 825 Drake Ave (Issued)0.34 mi W
Active in "Issued" for 5.9 yr (first record Nov 30, 2020) with no new permit activity recorded in 3.5 yr. High-impact scale (74 housing units, $8,731,920 declared valuation across 1 permit).
- Solar / battery storage (153898) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- New single-family home (143430) (Issued)On this parcel
Issued after 6.7 yr (9.7× the 253d median) — slower than 90% of new single-family home permits in Unincorporated Marin (median 253d, 90th pct 686d, n=121).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 27 in ½ mi · Remodel / interior alteration); Sunpower (2 on parcel, 2 in ½ mi · Solar / battery storage); Owner Builder (56 in ½ mi · Remodel / interior alteration); Ga Higgins (14 in ½ mi · Remodel / interior alteration); Rods General Builders (8 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B36754 | Solar / battery storage | Issued | Iss. Jan 18, 2024 | $6,800 | INSTALLATION OF ROOF MOUNTED PV SYSTEM - 3.40 KW (8 MODULES) |
| 153898 | Solar / battery storage | Issued | Iss. Nov 23, 2016 | $9,000 | P V Sys 4.32 K W - Not Express***Expired |
| 143430 | New single-family home | Issued | Iss. Jul 22, 2014 | $256,200 | Hboat File In Bob's Box-Ok To ***Extended To 7/22/2018 Extend Applctn To 11/13/11-Wpk B Crawford Extend To 11/13/14 No F… |