120 N San Pedro Rd
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99754, -122.52694
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 $1,169,000 ($1,029,000–$1,309,000).
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 6,098 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Oct 4, 2018, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 170 N San Pedro Rd (0.22 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 (~$13,894/yr at $1,169,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,158/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 120 N SAN PEDRO RD
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 6,098 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: $1,029,000 – $1,309,000 · 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)0.22 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).
- New commercial building at 10 Ave Of The Flags (Issued)0.49 mi NW
Active in "Issued" for 5.6 yr (first record Mar 26, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale ($2,000,000 declared valuation across 1 permit).
- Accessory dwelling unit at 59 San Pablo Ave (Applied)0.14 mi SW
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).
- Accessory dwelling unit at 15 Roosevelt Ave (Applied)0.17 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: Petersen Dean (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (31 in ½ mi · Remodel / interior alteration); Owner (13 in ½ mi · Remodel / interior alteration); Pagan Construction (11 in ½ mi · Remodel / interior alteration); Imperial Contracting (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 |
|---|---|---|---|---|---|
| B16094 | Roof replacement | Issued | Iss. Oct 4, 2018 | $14,970 | Tear off and reroof — ReRoofing |