10 Mt Tenaya Dr
San Rafael 94903 · Lucas Valley · Unincorporated Marin · Coordinates: 38.03017, -122.57319
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 $1,400,000 ($1,232,000–$1,568,000).
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 9,060 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
- ✓ Documented permitted upgrades (+$6,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 10, 2023).
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: New home (0.35 mi SE, 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 (~$16,550/yr at $1,400,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,379/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:
- 9,060 sq ft (0.21 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 10 MT TENAYA 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 9,060 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 06041C0289D, 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: $1,232,000 – $1,568,000 · 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
- New home (Entitled)0.35 mi SE
In "Entitled" for 2.9 yr (since Dec 7, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.35 mi SE
In "Entitled" for 3.3 yr (since Jul 10, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.35 mi SE
In "Entitled" for 3.8 yr (since Jan 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.35 mi SE
In "Entitled" for 5.1 yr (since Sep 23, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Vivint Solar Developer (2 on parcel, 2 in ½ mi · Electrical / panel); Jemico (1 on parcel, 1 in ½ mi · Windows / doors / siding); Peter Levi Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); A 1 Electrical (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (23 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B32562 | Windows / doors / siding | Issued | Iss. Feb 10, 2023 | $19,236 | Replace 8 retrofit windows — Non-structural Door/Window Replacement |
| 168651 | Solar / battery storage | Issued | Iss. Jun 29, 2021 | $14,300 | 6.5kw Rooftop Photovoltaic |
| B26101 | Electrical / panel | Issued | Iss. Jun 18, 2021 | $3,900 | NEW 125A MAIN SERVICE PANEL — Service Upgrade |
| B25918 | Electrical / panel | Issued | Iss. Jun 2, 2021 | $3,600 | 100amp service panel replacement — Service Upgrade |
| B25772 | Plumbing / water heater / sewer | Issued | Iss. May 18, 2021 |