78 Montecito Rd
San Rafael 94901 · Country Club · Unincorporated Marin · Coordinates: 37.97334, -122.50065
Executive Verdict · Public-Records Synthesis
Zoned R1-B3 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,946,000 ($1,712,000–$2,180,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B3 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 24,219 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$216,081 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 17, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (179404): Issued after 12 mo (4.3× 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 (130 ft N, 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 (~$22,829/yr at $1,946,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,902/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:
- 24,219 sq ft (0.56 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 78 MONTECITO RD; 80 MONTECITO RD
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 lotLikely eligible
Zoned R1-B3, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B3, a single-family residential zone. The lot is 24,219 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 X: minimal flood hazard (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: $1,712,000 – $2,180,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Remodel / interior alteration (179404) (Issued)On this parcel
Issued after 12 mo (4.3× 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)130 ft N
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)0.11 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)0.21 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: Owner Builder (2 on parcel, 29 in ½ mi · New garage / accessory structure); Sepac Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Tesla Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (17 in ½ mi · Remodel / interior alteration); Sausalito Construction (3 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 179404 | Remodel / interior alteration | Issued | Iss. Jun 17, 2025 | $2,200 | Change Of Use From Garage To Conditioned Mudroom/Storage |
| 170692 | Accessory dwelling unit (new or conversion) | Issued | Iss. Feb 18, 2022 | $50,000 | Add Attached A D U |
| 160845 | Solar / battery storage | Issued | Iss. Feb 26, 2019 | $14,000 | Battery Back-Up |
| 143446 | Solar / battery storage | Issued | Iss. Jul 23, 2014 | $36,000 | 9.01 Kw Roof Mounted Photovoltaic - Express |