7 Pigeon Hollow Rd
San Rafael 94901 · Country Club · Unincorporated Marin · Coordinates: 37.97269, -122.50488
Executive Verdict · Public-Records Synthesis
Zoned R1-B4 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,793,000 ($1,578,000–$2,008,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 18,469 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$96,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jun 25, 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
Demolition at 7 Pigeon Hollow Rd: Active in "Issued" for 5.1 yr (first record Sep 29, 2021) with no new permit activity recorded in 5.1 yr.
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 (0.46 mi W, 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)
- ! Year 1 Prop 13 tax reset (~$21,070/yr at $1,793,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,756/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:
- 18,469 sq ft (0.42 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 7 PIGEON HOLLOW RD
Zoning & Land Use
R1-B4 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B4 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B4, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B4, a single-family residential zone. The lot is 18,469 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: $1,578,000 – $2,008,000 · 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
- Demolition at 7 Pigeon Hollow Rd (Issued)On this parcel
Active in "Issued" for 5.1 yr (first record Sep 29, 2021) with no new permit activity recorded in 5.1 yr.
- New home (Entitled)0.46 mi W
In "Entitled" for 7 yr (since Nov 26, 2019), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, 1 deed-restricted affordable across 0 permits).
- New home at 40 Montecito Rd (aka 40a) (Issued)0.16 mi E
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)0.23 mi NE
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, 27 in ½ mi · Remodel / interior alteration); Benjamin Franklin Certified Plumbing (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Gary Mc Donald And Son (1 on parcel, 1 in ½ mi · Pool / spa); David Makovec (1 on parcel, 1 in ½ mi · Roof replacement); All American Air And Solar (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 179503 | Pool / spa | Issued | Iss. Jun 25, 2025 | $180,000 | Build New Swimming Pool And Spa |
| 170359 | Remodel / interior alteration | Issued | Iss. Jan 11, 2022 | $100,000 | Remodel Kitchen & Living Space; Vault Ceiling M C F D |
| 169527 | Demolition | Issued | Iss. Oct 5, 2021 | $5,000 | Interior Demo For Future Remodel |
| 157039 | Solar / battery storage | Issued | Iss. Nov 13, 2017 | $25,000 | P V 7.25 K W - Express |