1 St Vincents Dr
San Rafael 94903 · St. Vincent's · Unincorporated Marin · Coordinates: 38.03437, -122.52542
Executive Verdict · Public-Records Synthesis
Zoned A2-HOD in Unincorporated Marin and mapped FEMA A flood / CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,279,000 ($1,126,000–$1,432,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$35,515 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jul 25, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A, about 3% of the lot of lot)
Zone A: 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
Electrical / panel (93396): Pending in review for 16 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$15,159/yr at $1,279,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,263/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:
- 880,522 sq ft (20.21 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 1 ST VINCENTS DR; 4900 REDWOOD HWY
Zoning & Land Use
A2-HOD — Agriculture Limited (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-HOD (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned A2-HOD (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A2-HOD (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone A: 1% annual chance flood (Special Flood Hazard Area) (about 3% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 12% of the lot); Zone X: minimal flood hazard (about 82% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 2% of the lot) · FIRM panel 06041C0292E, 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: $1,126,000 – $1,432,000 · Status: Off market
HUD Small Area FMR (ZIP 94903) · FY 2026
Studio $2,880 · 1BR $3,450 · 2BR $4,180 · 3BR $5,340 · 4BR $5,530
Developments Deserving Closer Investigation & Active Area Builders
- Electrical / panel (93396) (Applied)On this parcel
Pending in review for 16 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,019).
Entity-resolved builders & contractors in ½ mile: Wormood (6 on parcel, 6 in ½ mi · Plumbing / water heater / sewer); Owner (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 93396 | Electrical / panel | Applied | App. Jul 25, 2025 | $45,000 | Collocation Of Antennas, Ancillary Equipment, And Ground Equipment For A New Carrier (Dish Wireless) Onto An Existing Te… |
| 89061 | Sign | Applied | App. Oct 12, 2021 | $15,000 | Parking Lot Lighting |
| 165684 | Commercial tenant improvement | Issued | Iss. Sep 10, 2020 | $310,894 | Alterations To Bldg & Site |
| B17729 | Plumbing / water heater / sewer | Issued | Iss. May 8, 2019 | $13,890 | Replace kitchen faucet to low flow and sink Replace all lighting to LED Replace electrical as needed to meet code in kit… |
| B17728 | Plumbing / water heater / sewer | Issued |