10 Labrea Way
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01282, -122.51366
Executive Verdict · Public-Records Synthesis
Zoned RMP-40 in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,324,000 ($1,165,000–$1,483,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-40 allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$22,985 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 19, 2025).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 86% 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local 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 Mar 24, 2025)
- ! Delayed or open permit activity on this parcel
General repair (90250): Pending in review for 4.2 yr (18.6× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
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: New home at 35 Pt Gallinas Rd (0.36 mi E, 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)
Parcel & Assessor
- Lot size:
- 36,155 sq ft (0.83 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 10 LABREA WAY
Zoning & Land Use
RMP-40 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-40 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-40 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-40 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 86% of the lot); Zone X: minimal flood hazard (about 9% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 5% 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: $1,165,000 – $1,483,000 · 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)
5 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 231 total building permits recorded within ½ mile.
- New construction3 permits (1 units)
- Adds housing (ADU)2 permits (2 units)
- Demolition2 permits
- Additions & renovations8 permits
- Building systems178 permits
- Repairs4 permits
- Other34 permits
Developments Deserving Closer Investigation & Active Area Builders
- General repair (90250) (Applied)On this parcel
Pending in review for 4.2 yr (18.6× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New home at 35 Pt Gallinas Rd (Issued)0.36 mi E
Active in "Issued" for 9.5 yr (first record May 24, 2017) with no new permit activity recorded in 9.3 yr. High-impact scale (1 housing unit, $2,367,450 declared valuation across 1 permit).
- New home at 16 Crestview Way (Issued)0.39 mi SW
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).
- Demolition at 1145 Adrian Way (Applied)0.17 mi NE
In "Applied" for 4.9 yr (since Dec 2, 2021), exceeding the 55d median and 261d 90th percentile for demolition permits in Unincorporated Marin (n=130).
Entity-resolved builders & contractors in ½ mile: Tech Home (2 on parcel, 2 in ½ mi · General repair); Restoration Management (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Super Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (27 in ½ mi · Remodel / interior alteration); Owner (18 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B41318 | Electrical / panel | Issued | Iss. Feb 19, 2025 | $2,800 | Replace subpanel unit 28 — Replace Circuits / Outlets |
| 175839 | Other | Issued | Iss. Jan 26, 2024 | $70,000 | Repair & Replace 4 (E) Decks T.D. 1-24-2024 |
| 173450 | General repair | Issued | Iss. Feb 27, 2023 | $35,000 | Dry Rot Repairs - Express |
| 90250 | General repair | Applied | App. Aug 24, 2022 | $10,000 | Replacement Of [E] Decayed/Damaged Beams - Express |
| 161482 | Remodel / interior alteration | Issued | Iss. May 9, 2019 | $58,043 | Fire Damage Repair T.D. 4/15/19 |