26 Pt Gallinas Rd
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01485, -122.50826
Executive Verdict · Public-Records Synthesis
Zoned A2-B2 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,444,000 ($1,271,000–$1,617,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$142,911 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 5, 2026).
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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 21% 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 (230 ft 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)
- ! Year 1 Prop 13 tax reset (~$17,056/yr at $1,444,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,421/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:
- 25,613 sq ft (0.59 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 26 PT GALLINAS RD; 28 PT GALLINAS RD
Zoning & Land Use
A2-B2 — Agriculture Limited (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B2 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned A2-B2 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A2-B2 (agricultural), 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) (about 21% of the lot, map Mar 24, 2025)
- 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: $1,271,000 – $1,617,000 · 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)230 ft 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).
- Demolition at 1145 Adrian Way (Applied)0.16 mi SW
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 835 Rosal Way (Applied)0.28 mi W
In "Applied" for 2.2 yr (since Sep 11, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 27 Sunny Oaks Dr (aka 29) (Applied)0.33 mi S
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: Bellows Plumbing Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Healthy Building Science (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Adams Pool Solutions (1 on parcel, 1 in ½ mi · General repair); Jp And Sun (1 on parcel, 1 in ½ mi · Solar / battery storage); Wedge Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B48646 | Electrical / panel | Issued | Iss. Oct 5, 2026 | $5,000 | New Circuits / Outlets |
| B48042 | Roof replacement | Issued | Iss. Aug 24, 2026 | $7,650 | ReRoofing; With Electronic Inspection |
| B37696 | Plumbing / water heater / sewer | Issued | Iss. Apr 17, 2024 | $6,000 | Replace AWH in mechanical room w/ HPWH - tank to tank - gas to electric — Replace Plumbing Fixtures(s) |
| B36792 | HVAC / heat pump | Issued | Iss. Jan 23, 2024 | $20,000 | Install new 60K ducted air handler with heat pump. Replace 9 supply ducts. — Mechanical Appliance |
| B35923 | Solar / battery storage | Issued | Iss. Oct 27, 2023 |