920 Grand Ave
San Rafael 94901 · San Rafael · Coordinates: 37.97163, -122.51841
Executive Verdict · Public-Records Synthesis
Zoned T4N 40/50 in San Rafael with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,461,000 ($1,242,000–$1,680,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone T4N 40/50 allows residential use qualifying for ministerial ADU review under state law.
Source: San Rafael zoning · CA Gov. Code 66314
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Feb 8, 2022, 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: 4 level Bldg & remodel (E) Bldg (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)
- ! 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 (~$17,252/yr at $1,461,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,438/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:
- 10,890 sq ft (0.25 ac)
- Assessor use:
- Tax Exempt
- Addresses on lot:
- 920 GRAND AVE
Zoning & Land Use
T4N 40/50 (San Rafael)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned T4N 40/50 (mixed use): state law allows ADUs where homes are allowed. We read T4N 40/50 from the zoning code's name; we haven't checked it against San Rafael's code text. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned T4N 40/50 (mixed use), not a single-family residential zone. We read T4N 40/50 from the zoning code's name; we haven't checked it against San Rafael's code text.
- SB 9: split into two lotsUnlikely
Zoned T4N 40/50 (mixed use), not a single-family residential zone. We read T4N 40/50 from the zoning code's name; we haven't checked it against San Rafael's code text.
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 06041C0457E, 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: $1,242,000 – $1,680,000 · 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 —)
9 active or recent development projects (323 housing units across completed, permitted, and pipeline stages) and 0 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- 4 level Bldg & remodel (E) Bldg (Issued)0.11 mi NE
Active in "Issued" for 3.2 yr (first record Sep 6, 2023) with no new permit activity recorded in 3.2 yr. High-impact scale (35 housing units across 0 permits).
- 210 new homes (Entitled)0.13 mi W
Active in "Entitled" for 18 mo (first record May 13, 2025) with no new permit activity recorded in 18 mo. High-impact scale (210 housing units, 18 deed-restricted affordable across 0 permits).
- 120 new homes (Entitled)0.27 mi W
Active in "Entitled" for 7.1 yr (first record Oct 7, 2019) with no new permit activity recorded in 7.1 yr. High-impact scale (120 housing units, 12 deed-restricted affordable across 0 permits).
- Healthy Aging Center and Senior Housing (Issued)0.48 mi W
Active in "Issued" for 4.6 yr (first record Apr 13, 2022) with no new permit activity recorded in 4.6 yr. High-impact scale (67 housing units, 66 deed-restricted affordable across 0 permits).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 170598 | Commercial tenant improvement | Issued | Iss. Feb 8, 2022 | $3,100,000 | C O U To 16 Bed Transitional Residential Treatment Facility |