10 Edgehill Way
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 37.99603, -122.52279
Executive Verdict · Public-Records Synthesis
Zoned RSP-0.95 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 $1,176,000 ($1,035,000–$1,317,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned RSP-0.95 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 121,794 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$8,236 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 17, 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 (0.23 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 (~$13,974/yr at $1,176,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,165/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:
- 121,794 sq ft (2.80 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 10 EDGEHILL WAY
Zoning & Land Use
RSP-0.95 — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-0.95 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned RSP-0.95, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned RSP-0.95, a single-family residential zone. The lot is 121,794 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: $1,035,000 – $1,317,000 · 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)0.23 mi N
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 home at 8 Edgehill Wy (Applied)380 ft SW
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)0.3 mi W
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)0.33 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: Bellows Plumbing Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Sunnova Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); V3 Electric (1 on parcel, 1 in ½ mi · Other); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (26 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44408 | HVAC / heat pump | Issued | Iss. Oct 17, 2025 | $4,500 | Replace gas furnace in attic with 30K electric ducted air handler and heat pump. — Mechanical Appliance |
| B44407 | HVAC / heat pump | Issued | Iss. Oct 16, 2025 | $11,000 | Replace the gas furnace in the crawlspace with an electric 42K Mitsubishi ducted air handler with heat pump. The system … |
| B44391 | Plumbing / water heater / sewer | Issued | Iss. Oct 16, 2025 | $4,467 | Replace existing 75 Gallon tank with recirc pump in exterior closet at left rear of home with Naiven 199K BTU With Built… |
| B41152 | Solar / battery storage | Issued | Iss. Feb 7, 2025 | $19,065 | Install 15 Hanwha Q Cell 410 watt modules, 15 enphase IQ8HC microinverters, and a new solar load center |
| B32497 |