735 Estancia Way
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01260, -122.51176
Executive Verdict · Public-Records Synthesis
Zoned R1 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 $1,200,000 ($1,056,000–$1,344,000).
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 (+$6,720 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Nov 10, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 43% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 35 Pt Gallinas Rd (0.28 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 (~$14,250/yr at $1,200,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,188/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:
- 7,884 sq ft (0.18 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 735 ESTANCIA WAY
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 about 43% 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 7,884 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 about 43% 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
- 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 43% of the lot); Zone X: minimal flood hazard (about 29% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 28% 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: $1,056,000 – $1,344,000 · 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 35 Pt Gallinas Rd (Issued)0.28 mi NE
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)0.45 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)490 ft 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).
- Accessory dwelling unit at 27 Sunny Oaks Dr (aka 29) (Applied)0.24 mi SE
In "Applied" for 3.5 yr (since May 2, 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: Swell Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Petersen Dean (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (25 in ½ mi · Remodel / interior alteration); Owner (13 in ½ mi · Remodel / interior alteration); Lsr Maintenancellc (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B31704 | Solar / battery storage | Issued | Iss. Nov 10, 2022 | $12,621 | (8) REC SOLAR REC400AA PURE BLACK (400W) MODULES (8) ENPHASE IQ8A-72-2-US MICROINVERTERS (1) ENPHASE COMBINER BOX 4 |
| B12395 | Roof replacement | Issued | Iss. May 9, 2017 | $11,910 | Tear-off & re-roof — ReRoofing |