81 Mt Rainier Dr
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.03310, -122.58396
Executive Verdict · Public-Records Synthesis
Zoned R1-B-LV in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE high fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,431,000 ($1,259,000–$1,603,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B-LV supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,104 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$36,611 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Aug 14, 2026).
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)
- ! CAL FIRE High Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 2000 Lucas Valley Rd (330 ft S, applied). 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 (~$16,907/yr at $1,431,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,409/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:
- 9,104 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 81 MT RAINIER DR
Zoning & Land Use
R1-B-LV — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B-LV (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B-LV, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B-LV, a single-family residential zone. The lot is 9,104 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
- High Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0287D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,259,000 – $1,603,000 · 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
- Demolition at 2000 Lucas Valley Rd (Applied)330 ft S
In "Applied" for 4.4 yr (since Jun 7, 2022), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Accessory dwelling unit at 42 Oak Mountain Ct (Applied)0.12 mi E
In "Applied" for 5.5 yr (since Apr 30, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 1 Golden Lily Pl (Applied)0.2 mi NW
In "Applied" for 4.8 yr (since Jan 20, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 11 Mt Burney Ct (adu 11a) (Issued)490 ft N
Active in "Issued" for 3.3 yr (first record Jul 19, 2023) with no new permit activity recorded in 2.5 yr.
Entity-resolved builders & contractors in ½ mile: Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · Electrical / panel); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Earl Adams Tile Coping And Plastering Adams Pool Solutions (1 on parcel, 1 in ½ mi · Pool / spa); Sunrun Installation Service (1 on parcel, 1 in ½ mi · Solar / battery storage); Abril Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47906 | Other | Issued | Iss. Aug 14, 2026 | $11,464 | Mechanical Appliance |
| B35613 | Electrical / panel | Issued | Iss. Oct 3, 2023 | $1,000 | Adding a 50 amp dedicated circuit from main panel for Nema 14-50 receptacle — New Circuits / Outlets |
| B33497 | Electrical / panel | Issued | Iss. Apr 18, 2023 | $7,500 | Upgrade 100amp main panel to 200 amp main panel, relocate around corner of existing location. No added loads. Upgrade 10… |
| 169467 | Pool / spa | Issued | Iss. Sep 29, 2021 | $34,735 | Gunite Spa Outside Pool |
| 168558 | Solar / battery storage | Issued | Iss. Jun 21, 2021 |