105 Summit Ave
San Rafael 94901 · Country Club · Unincorporated Marin · Coordinates: 37.97374, -122.49894
Executive Verdict · Public-Records Synthesis
Zoned R1-B3 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,678,000 ($1,477,000–$1,879,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B3 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Jan 29, 2026, 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, about 7% 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 (93938): Pending in review for 10 mo (3.6× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, 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: New home at 53 Montecito Rd (460 ft 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 (~$19,747/yr at $1,678,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,646/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:
- 15,943 sq ft (0.37 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 105 SUMMIT AVE
Zoning & Land Use
R1-B3 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B3 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R1-B3, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers about 7% 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 R1-B3, a single-family residential zone. The lot is 15,943 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 about 7% 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) (about 7% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 39% of the lot); Zone X: minimal flood hazard (about 53% of the lot) · FIRM panel 06041C0476E, 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: $1,477,000 – $1,879,000 · 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 (6 housing units across completed, permitted, and pipeline stages) and 92 total building permits recorded within ½ mile.
- New construction3 permits
- Adds housing (ADU)6 permits (6 units)
- Additions & renovations8 permits
- Building systems54 permits
- Repairs5 permits
- Other16 permits
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (93938) (Applied)On this parcel
Pending in review for 10 mo (3.6× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New home at 53 Montecito Rd (Issued)460 ft W
Active in "Issued" for 8.9 yr (first record Dec 27, 2017) with no new permit activity recorded in 8.5 yr. High-impact scale (1 housing unit, $1,498,000 declared valuation across 1 permit).
- New home at 40 Montecito Rd (aka 40a) (Issued)0.2 mi SW
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).
- New home at 195 Fairway Dr (Issued)0.27 mi NW
Active in "Issued" for 5.6 yr (first record Mar 22, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (1 housing unit, $1,400,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Home Depot USA (2 on parcel, 2 in ½ mi · Windows / doors / siding); Madera Builders (1 on parcel, 1 in ½ mi · Other); Gutierrez Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Eco Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Moore Services (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45687 | Other | Issued | Iss. Jan 29, 2026 | $90,000 | — |
| 93938 | Remodel / interior alteration | Applied | App. Jan 21, 2026 | — | Nonstruct Remodel Of 2 Bathrooms *To Process Payment* |
| B26174 | HVAC / heat pump | Issued | Iss. Jun 29, 2021 | $1,800 | INSTALLING 13 RUNS OF DUCTING — Replace Ductwork, Replace Mechanical Appliance |
| B24524 | HVAC / heat pump | Issued | Iss. Dec 31, 2020 | $7,550 | AC, coil and furnace replacement — Replace Mechanical Appliance |
| B22988 | Windows / doors / siding | Issued | Iss. Jul 13, 2020 | $51,240 | Replace 26 windows & 1 patio door with retrofit vinyl & fibrex windows & patio door. — Non-structural Door/Window Replac… |
| B22945 | Windows / doors / siding | Issued | Iss. Jul 7, 2020 | $7,156 | Replace 2 entry doors with retrofit vinyl entry doors. — Non-structural Door/Window Replacement |
| 150960 | Roof replacement | Issued | Iss. Feb 29, 2016 | $34,000 | Reroof |