404 Vendola Dr
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01257, -122.52060
Executive Verdict · Public-Records Synthesis
Zoned R1-B1 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,190,000 ($1,047,000–$1,333,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R1-B1 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 (+$20,407 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jul 17, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 16 Crestview Way (0.29 mi SE, 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 (~$14,135/yr at $1,190,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,178/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:
- 6,142 sq ft (0.14 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 404 VENDOLA DR
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 lotPossible, with conditions
Zoned R1-B1, 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-B1, a single-family residential zone. The lot is 6,142 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: $1,047,000 – $1,333,000 · 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
Nearby Activity (½ mile radius, since November 2024)
6 active or recent development projects (5 housing units across completed, permitted, and pipeline stages) and 321 total building permits recorded within ½ mile.
- New construction2 permits (1 units)
- Adds housing (ADU)4 permits (4 units)
- Demolition1 permit
- Additions & renovations8 permits
- Building systems262 permits
- Repairs8 permits
- Other36 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 16 Crestview Way (Issued)0.29 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)0.12 mi SW
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).
- Accessory dwelling unit at 106 Mabry Way (Applied)0.16 mi S
In "Applied" for 3.1 yr (since Sep 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 798 Hacienda Way (Applied)0.35 mi NE
In "Applied" for 11.1 yr (since Oct 5, 2015), 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: Sun First (2 on parcel, 2 in ½ mi · Electrical / panel); Bellows Plumbing Heating And Air (2 on parcel, 2 in ½ mi · Other); Semper Solaris Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Window And Door Factory Of California (1 on parcel, 1 in ½ mi · Windows / doors / siding); Solarcity (1 on parcel, 1 in ½ mi · Solar / battery storage).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47531 | Other | Issued | Iss. Jul 17, 2026 | $8,256 | Replace Mechanical Appliance |
| B47530 | Plumbing / water heater / sewer | Issued | Iss. Jul 17, 2026 | $2,120 | Replace Plumbing Fixtures(s) |
| B47197 | Windows / doors / siding | Issued | Iss. Jun 17, 2026 | $18,000 | Non-structural Door/Window Replacement |
| B27402 | Solar / battery storage | Issued | Iss. Oct 13, 2021 | $26,400 | INSTALLING 2-(N) TESLA AC POWERWALL ENERGY STORAGE SYSTEM, (N) 125A MAIN BREAKER W/(N) 125A BRANCH BREAKER FEEDING (N) T… |
| 155827 | Electrical / panel | Issued | Iss. Jun 26, 2017 | $2,500 | Upgr Main Panel From 100 A To 125 A |
| 155826 | Solar / battery storage | Issued | Iss. Jun 26, 2017 | $37,859 | P V Sys 9.315 K W - Express |
| 149619 | Solar / battery storage | Issued | Iss. Oct 29, 2015 | $9,194 | 4.16kw Roof Mounted Photovoltaic - Express - E-Inspection***Expired |