8 Carmel Ct
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99626, -122.52420
Executive Verdict · Public-Records Synthesis
Zoned R1 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 $1,191,000 ($1,048,000–$1,334,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,667 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Apr 24, 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 (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 N, 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 (~$14,147/yr at $1,191,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,179/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:
- 7,667 sq ft (0.18 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 8 CARMEL CT
Zoning & Land Use
R1 — Residential Single Family (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 7,667 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: $1,048,000 – $1,334,000 · 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 N
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).
- New home at 8 Edgehill Wy (Applied)320 ft S
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 59 San Pablo Ave (Applied)0.22 mi W
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).
- Accessory dwelling unit at 15 Roosevelt Ave (Applied)0.28 mi NW
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: Moore Home Services (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Moore Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Northwest Exteriors (1 on parcel, 1 in ½ mi · Windows / doors / siding); Bigham Services (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (28 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B42152 | Plumbing / water heater / sewer | Issued | Iss. Apr 24, 2025 | $23,250 | FRESH WATER REPIPE TO REPLACE EXISTING COPPER PIPE INCLUDING RISERS IN THE WALL WITH PEX. Lavatories 1 Shower 1 — Replac… |
| B36588 | Plumbing / water heater / sewer | Issued | Iss. Jan 4, 2024 | $4,382 | REPLACE 50 GAL TANKED NAT GAS WATER HEATER IN BASEMENT — Replace Plumbing Fixtures(s) |
| B28043 | HVAC / heat pump | Issued | Iss. Dec 8, 2021 | $4,250 | 2.5 TON 14 SEER AC & COIL ADD ON IN RIGHT SIDE YARD — Replace Mechanical Appliance |
| B26908 | Electrical / panel | Issued | Iss. Sep 3, 2021 | $2,244 | 100 amp sub panel replacement like for like same location — Service Upgrade |
| B16203 | Windows / doors / siding |