53 Rhinestone Ter
San Rafael 94903 · Marinwood · Unincorporated Marin · Coordinates: 38.04183, -122.54648
Executive Verdict · Public-Records Synthesis
Zoned RMP-0.1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,414,000 ($1,244,000–$1,584,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-0.1 allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$15,973 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 28, 2020).
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 (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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 125 new homes (0.36 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 (~$16,711/yr at $1,414,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,393/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:
- 35,589 sq ft (0.82 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 53 RHINESTONE TER
Zoning & Land Use
RMP-0.1 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-0.1 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-0.1 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-0.1 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0291D, 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: $1,244,000 – $1,584,000 · 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
- 125 new homes (Entitled)0.36 mi SE
In "Entitled" for 23 mo (since Dec 6, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (125 housing units, 124 deed-restricted affordable across 0 permits).
- Accessory dwelling unit at 2558 Heatherstone Dr (Applied)0.45 mi SE
In "Applied" for 5.5 yr (since Apr 29, 2021), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 287 Blackstone Dr (Issued)0.4 mi SE
Active in "Issued" for 19 mo (first record Apr 23, 2025) with no new permit activity recorded in 14 mo.
- Demolition at 249 Johnstone Dr (Issued)0.47 mi E
Active in "Issued" for 8.7 yr (first record Mar 15, 2018) with no new permit activity recorded in 8.6 yr.
Entity-resolved builders & contractors in ½ mile: Petersen Dean (1 on parcel, 1 in ½ mi · Solar / battery storage); Semper Solaris (1 on parcel, 1 in ½ mi · Solar / battery storage); Sunrun Installation Service (1 on parcel, 1 in ½ mi · Solar / battery storage); Stephen Curley Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Charles Window And Door (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 164063 | Solar / battery storage | Issued | Iss. Jan 28, 2020 | $15,850 | Battery Storage - Fasttrack |
| 156993 | Solar / battery storage | Issued | Iss. Nov 7, 2017 | $34,350 | Pv 10.03kw Express |
| 150090 | Solar / battery storage | Issued | Iss. Dec 9, 2015 | $14,950 | 7.15kw P V Sys Rf Mt - Express***Expired Superceded By 156993 |
| 142011 | Windows / doors / siding | Issued | Iss. Mar 25, 2014 | $3,863 | Replace 1 Patio Door. Size For Size |
| 141054 | Roof replacement | Issued | Iss. Jan 14, 2014 | $13,740 |