4 Garden Ave
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99674, -122.52764
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,190,000 ($1,047,000–$1,333,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-B1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,057 sq ft lot. Local precedent is active with 3 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$7,040 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 6, 2025).
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 (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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 170 N San Pedro Rd (0.29 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 (~$14,135/yr at $1,190,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,178/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:
- 7,057 sq ft (0.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 4 GARDEN AVE
Zoning & Land Use
R1-B1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-B1, a single-family residential zone. The lot is 7,057 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
- Moderate 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 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: $1,047,000 – $1,333,000 · 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)0.29 mi NE
Active in "Issued" for 5 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)410 ft S
In "Applied" for 2 yr (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)0.22 mi SE
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)0.23 mi N
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: Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Platinum Waves Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Rake Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Zaragoza Plumbing Team (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (26 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44217 | Electrical / panel | Issued | Iss. Oct 6, 2025 | $4,000 | Upgrade main panel to 200 amps — Service Upgrade |
| B37073 | Electrical / panel | Issued | Iss. Mar 16, 2024 | $5,000 | Remove 100AMP electrical panel and upgrade to a 200AMP electrical panel. PG&E application #127730420 — Service Upgrade |
| B32755 | Solar / battery storage | Issued | Iss. Feb 27, 2023 | $11,500 | Install (14) roof mount solar panels at 6kw |
| B28889 | Plumbing / water heater / sewer | Issued | Iss. Feb 28, 2022 | $2,000 | Replace existing water heater to a tankless water heater. — Replace Plumbing Fixtures(s) |