45 Alta Vista Way
San Rafael 94901 · Country Club · Unincorporated Marin · Coordinates: 37.96949, -122.50866
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,573,000 ($1,384,000–$1,762,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,839 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Oct 24, 2025, 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
- ! 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 71 new homes (0.38 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)
- ! Year 1 Prop 13 tax reset (~$18,540/yr at $1,573,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,545/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:
- 6,839 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 45 ALTA VISTA WAY
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B1, a single-family residential zone. The lot is 6,839 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: $1,384,000 – $1,762,000 · 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
- 71 new homes (Entitled)0.38 mi S
In "Entitled" for 4.5 yr (since May 10, 2022), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (71 housing units, 6 deed-restricted affordable across 0 permits).
- 32 new homes (Issued)0.29 mi SW
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 (Entitled)0.35 mi NW
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).
- 4 level Bldg & remodel (E) Bldg (Issued)0.49 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Kearney Construction (1 on parcel, 2 in ½ mi · New garage / accessory structure); Gene Burch Plumbing (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner Builder (14 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (13 in ½ mi · Remodel / interior alteration); Kelly Domer Partners Dba Pacific Constr (2 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44519 | Other | Issued | Iss. Oct 24, 2025 | $15,000 | bathroom remodel tile fixtures non structural |
| 145578 | HVAC / heat pump | Issued | Iss. Jan 22, 2015 | $4,988 | Furnace Replacement ***Refund 3/20/15) |