12 Harbor View Ct
San Rafael 94901 · San Rafael · Coordinates: 37.96718, -122.50645
Executive Verdict · Public-Records Synthesis
Zoned R5-C in San Rafael with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,437,000 ($1,221,000–$1,653,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R5-C allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: San Rafael zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Feb 10, 2023, 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 (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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 71 new homes (0.23 mi S, entitled). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Bulk building permits not published for San Rafael
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (San Rafael)
- ! Year 1 Prop 13 tax reset (~$16,976/yr at $1,437,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,415/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:
- 8,799 sq ft (0.20 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 12 HARBOR VIEW CT
Zoning & Land Use
R5-C (San Rafael)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R5-C (single-family residential): state law allows ADUs where homes are allowed. We read R5-C from the zoning code's name; we haven't checked it against San Rafael's code text.
- SB 9: two homes on the lotPossible, with conditions
Zoned R5-C, a single-family residential zone. We read R5-C from the zoning code's name; we haven't checked it against San Rafael's code text. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R5-C, a single-family residential zone. We read R5-C from the zoning code's name; we haven't checked it against San Rafael's code text. The lot is 8,799 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 06041C0459F, 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: $1,221,000 – $1,653,000 · Status: Off market
HUD Small Area FMR (ZIP 94901) · FY 2026
Studio $2,150 · 1BR $2,580 · 2BR $3,120 · 3BR $3,990 · 4BR $4,130
Nearby Activity (½ mile radius, since November 2024)
6 active or recent development projects (46 housing units across completed, permitted, and pipeline stages) and 67 total building permits recorded within ½ mile.
- New construction2 permits
Developments Deserving Closer Investigation & Active Area Builders
- 71 new homes (Entitled)0.23 mi S
Active in "Entitled" for 4.5 yr (first record May 10, 2022) with no new permit activity recorded in 4.5 yr. High-impact scale (71 housing units, 6 deed-restricted affordable across 0 permits).
- 32 new homes (Issued)0.33 mi W
Active in "Issued" for 6.6 yr (first record Apr 6, 2020) with no new permit activity recorded in 5.8 yr. High-impact scale (32 housing units across 0 permits).
- New home at 7 Sea View Dr (Issued)0.25 mi NW
Active in "Issued" for 12.5 yr (first record May 19, 2014) with no new permit activity recorded in 12.2 yr. High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
- New home at 40 Montecito Rd (aka 40a) (Issued)0.42 mi NE
Active in "Issued" for 5.3 yr (first record Jul 16, 2021) with no new permit activity recorded in 3.9 yr. High-impact scale (1 housing unit, $2,515,850 declared valuation across 1 permit).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 173359 | Electrical / panel | Issued | Iss. Feb 10, 2023 | $1,340 | Ev Charging Station |
| 153310 | Remodel / interior alteration | Issued | Iss. Sep 22, 2016 | $3,500 | Rmdl Bath - Express |