118 Vendola Dr
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01190, -122.52551
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,247,000 ($1,097,000–$1,397,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$45,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 22, 2026).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (88781): Pending in review for 5.2 yr (23.1× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 9 new homes (0.47 mi NW, entitled). 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 (~$14,791/yr at $1,247,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,233/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:
- 8,625 sq ft (0.20 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 118 VENDOLA DR
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 lotPossible, with conditions
Zoned R1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R1, a single-family residential zone. The lot is 8,625 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06041C0294E, 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: $1,097,000 – $1,397,000 · 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
- 9 new homes (Entitled)0.47 mi NW
In "Entitled" for 5.6 yr (since Apr 12, 2021), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (9 housing units, 9 deed-restricted affordable across 0 permits).
- Remodel / interior alteration (88781) (Applied)On this parcel
Pending in review for 5.2 yr (23.1× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New home at 16 Crestview Way (Issued)0.44 mi SE
Active in "Issued" for 2.5 yr (first record May 20, 2024) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $770,000 declared valuation across 1 permit).
- Accessory dwelling unit at 120 Mabry Way (Applied)0.21 mi E
In "Applied" for 3.1 yr (since Sep 21, 2023), 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: Owner Builder (1 on parcel, 28 in ½ mi · Remodel / interior alteration); Elevated Comfort (2 on parcel, 2 in ½ mi · HVAC / heat pump); Better Earth Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner (14 in ½ mi · Remodel / interior alteration); Wormood (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 181553 | Addition (adds square footage) | Issued | Iss. Apr 22, 2026 | $40,000 | Garage Conversion With Adjacent Addition, Concrete Work In Driveway No Deck Or Shed Work - Supersedes 88781 |
| B36597 | Plumbing / water heater / sewer | Issued | Iss. Jan 4, 2024 | $3,500 | R/R 50 GAL NAT GAS WATER HEATER IN GARAGE — Replace Plumbing Fixtures(s) |
| B36566 | HVAC / heat pump | Issued | Iss. Jan 2, 2024 | $17,000 | Heat Pump and air handler replacement — Replace Mechanical Appliance |
| B29607 | Solar / battery storage | Issued | Iss. May 2, 2022 | $51,000 | roof solar panels 27 panels |
| 88781 | Remodel / interior alteration | Applied |