46 N San Pedro Rd
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99602, -122.52883
Executive Verdict · Public-Records Synthesis
Zoned AP in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,152,000 ($1,014,000–$1,290,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Aug 6, 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 23% 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 commercial building at 170 N San Pedro Rd (0.37 mi NE, issued). 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 (~$13,698/yr at $1,152,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,142/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:
- 5,053 sq ft (0.12 ac)
- Assessor use:
- Commercial - Improved
- Addresses on lot:
- 46 N SAN PEDRO RD
Zoning & Land Use
AP — Admin and Professional (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned AP (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned AP (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned AP (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 23% of the lot, map Mar 24, 2025)
- 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: $1,014,000 – $1,290,000 · 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 commercial building at 170 N San Pedro Rd (Issued)0.37 mi NE
Active in "Issued" for 4.9 yr (first record Dec 1, 2021) with no new permit activity recorded in 4.4 yr. High-impact scale ($18,000,000 declared valuation across 1 permit).
- Accessory dwelling unit at 59 San Pablo Ave (Applied)220 ft SE
In "Applied" for 23 mo (since Nov 27, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 8 Edgehill Wy (Applied)0.27 mi E
In "Applied" for 10.8 yr (since Feb 4, 2016), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 15 Roosevelt Ave (Applied)0.31 mi NE
In "Applied" for 4.3 yr (since Jul 13, 2022), 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: William Gotelli Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (25 in ½ mi · Remodel / interior alteration); Owner (10 in ½ mi · Remodel / interior alteration); Imperial Contracting (4 in ½ mi · Remodel / interior alteration); Pagan Construction (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43364 | Plumbing / water heater / sewer | Issued | Iss. Aug 6, 2025 | $4,000 | Replace 30 gallon water with same in same location — Replace Plumbing Fixtures(s) |