25 Gate 6 1/2
Sausalito 94965 · Waldo Point · Unincorporated Marin · Coordinates: 37.87633, -122.50813
Executive Verdict · Public-Records Synthesis
Zoned RCR-BFC in Unincorporated Marin and mapped FEMA AE flood due diligence; benchmark value $1,527,000 ($1,344,000–$1,710,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$161,862 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 23, 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
Remodel / interior alteration (174381): Issued after 6 mo (2.4× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 74 new homes at 825 Drake Ave (0.36 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 (~$18,011/yr at $1,527,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,501/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:
- 25 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: $1,344,000 – $1,710,000 · 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
Nearby Activity (½ mile radius, since November 2024)
2 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 222 total building permits recorded within ½ mile.
- New construction2 permits (1 units)
- Additions & renovations28 permits
- Building systems170 permits
- Repairs1 permit
- Other21 permits
Developments Deserving Closer Investigation & Active Area Builders
- 74 new homes at 825 Drake Ave (Issued)0.36 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).
- New home at 7 Charles Van Damme Dock (Issued)0.34 mi SE
Active in "Issued" for 9.3 yr (first record Aug 1, 2017) with no new permit activity recorded in 7.2 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable, $110,000 declared valuation across 1 permit).
- New home at 1 D Main Dock (Issued)0.39 mi SE
Active in "Issued" for 11.4 yr (first record Jul 7, 2015) with no new permit activity recorded in 8.5 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable, $78,000 declared valuation across 1 permit).
- Remodel / interior alteration (174381) (Issued)On this parcel
Issued after 6 mo (2.4× the 83d median) — above the 75th percentile for remodel / interior alteration permits in Unincorporated Marin (median 83d, 75th pct 148d, n=1,054).
Entity-resolved builders & contractors in ½ mile: Owner Builder (2 on parcel, 55 in ½ mi · Remodel / interior alteration); Kasten Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sun First! (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (24 in ½ mi · Remodel / interior alteration); Ga Higgins (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B39923 | Solar / battery storage | Issued | Iss. Oct 23, 2024 | $24,570 | Install (8) roof mounted PV solar modules with (8) microinverters, (1) Powerwall, (1) Gateway and (1) backup sub panel |
| 174381 | Remodel / interior alteration | Issued | Iss. Jun 28, 2023 | $145,000 | Remodel, Including Kitchen, 3 Baths, Skylights, Windows, And Seismic |
| 164587 | Remodel / interior alteration | Issued | Iss. May 4, 2020 | $195,000 | Struct Rmdl Of Whole Floating Home, New Deck T.D. 1-17-20 |
| 163071 | Other | Issued | Iss. Oct 30, 2019 | $6,000 | Barge Transfer T.D. 10/22/19 |