118 Lowell Ave
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00491, -122.52341
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,190,000 ($1,047,000–$1,333,000).
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 7,623 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jun 8, 2026, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 16 Crestview Way (0.38 mi NE, 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:
- 7,623 sq ft (0.17 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 118 LOWELL AVE
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 7,623 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
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (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
Developments Deserving Closer Investigation & Active Area Builders
- New home at 16 Crestview Way (Issued)0.38 mi NE
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).
- New commercial building at 170 N San Pedro Rd (Issued)0.38 mi S
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).
- Demolition at 13 Edward Ave (Applied)0.23 mi S
In "Applied" for 3.8 yr (since Jan 23, 2023), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
- Accessory dwelling unit at 321 N San Pedro Rd (Applied)0.25 mi NE
In "Applied" for 5.8 yr (since Feb 9, 2021), 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: Martinez Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Starving Plumbers (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Zaragoza Plumbing Team (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Owner Builder (40 in ½ mi · Remodel / interior alteration); Owner (16 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B47058 | Roof replacement | Issued | Iss. Jun 8, 2026 | $14,000 | ReRoofing |
| B30680 | Plumbing / water heater / sewer | Issued | Iss. Aug 10, 2022 | $3,860 | We are replacing the water service. The water service (the line between the meter and the house) has two obvious leaks a… |
| B22029 | Plumbing / water heater / sewer | Issued | Iss. Feb 25, 2020 | $800 | Remove and replace a 50 gallon water heater in the garage. — Replace Plumbing Fixtures(s) |