76 San Pablo Ave
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99650, -122.52797
Executive Verdict · Public-Records Synthesis
Zoned C1 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,230,000 ($1,082,000–$1,378,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jul 28, 2022, 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 (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)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (90157): Pending in review for 4.3 yr (10.6× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 170 N San Pedro Rd (0.31 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)
Parcel & Assessor
- Lot size:
- 11,718 sq ft (0.27 ac)
- Assessor use:
- Commercial - Unimproved
- Addresses on lot:
- 76 SAN PABLO AVE
Zoning & Land Use
C1 — Retail Business (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C1 (commercial), not a single-family residential zone.
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: $1,082,000 – $1,378,000 · 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
- Commercial tenant improvement (90157) (Applied)On this parcel
Pending in review for 4.3 yr (10.6× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
- Commercial tenant improvement (89140) (Applied)On this parcel
Pending in review for 5 yr (12.4× the 148d median) — slower than 90% of commercial tenant improvement permits in Unincorporated Marin (median 148d, 90th pct 443d, n=81).
- New commercial building at 170 N San Pedro Rd (Issued)0.31 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)300 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).
Entity-resolved builders & contractors in ½ mile: Lees Signs (1 on parcel, 1 in ½ mi · Sign); Owner Builder (24 in ½ mi · Remodel / interior alteration); Owner (10 in ½ mi · Remodel / interior alteration); Pagan Construction (8 in ½ mi · Remodel / interior alteration); Imperial Contracting (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 90157 | Commercial tenant improvement | Applied | App. Jul 28, 2022 | $10,000 | Partition Wall To Subdivide (E) Office Into 2 Units |
| 89140 | Commercial tenant improvement | Applied | App. Oct 29, 2021 | $5,000 | New Partition Wall |
| 160739 | Sign | Issued | Iss. Feb 11, 2019 | $2,100 | Sign Td 11-13-18 |