164 N San Pedro Rd
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99918, -122.52411
Executive Verdict · Public-Records Synthesis
Zoned RMP-29 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,743,000 ($1,534,000–$1,952,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-29 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$575,561 contributory est.)
Public building records show issued construction/renovation work on this parcel (160 total permits, latest Jul 30, 2026).
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
Solar / battery storage (180502): Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$20,495/yr at $1,743,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,708/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:
- 100,493 sq ft (2.31 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 164 N SAN PEDRO RD
Zoning & Land Use
RMP-29 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-29 (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-29 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-29 (multifamily residential), 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: $1,534,000 – $1,952,000 · 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
- Solar / battery storage (180502) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Solar / battery storage (180501) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Solar / battery storage (180500) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
- Solar / battery storage (180499) (Issued)On this parcel
Issued after 2 mo — slower than 90% of solar / battery storage permits in Unincorporated Marin (median 0d, 90th pct 2d, n=2,977).
Entity-resolved builders & contractors in ½ mile: Cozy Home Services (74 on parcel, 74 in ½ mi · HVAC / heat pump); Owner (1 on parcel, 14 in ½ mi · Remodel / interior alteration); Stodoni Construction (14 on parcel, 14 in ½ mi · Plumbing / water heater / sewer); Imperial Contracting (10 on parcel, 10 in ½ mi · Roof replacement); Sunrun Installation Service (10 on parcel, 10 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (160 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 94418 | Remodel / interior alteration | Applied | App. Jul 30, 2026 | $7,800 | Remove And Replace Existing Shower Pan And Shower Panels In Kind. |
| 180502 | Solar / battery storage | Issued | Iss. Nov 14, 2025 | $44,280 | Install Roof Mount Pv System,22.14 Kw 54 Modules |
| 180501 | Solar / battery storage | Issued | Iss. Nov 14, 2025 | $57,400 | Install Roof Mount Pv System,28.7 Kw 70 Modules |
| 180500 | Solar / battery storage | Issued | Iss. Nov 14, 2025 | $40,180 | Install Roof Mount Pv System,20.09 Kw 49 Modules |
| 180499 | Solar / battery storage | Issued |