263 N San Pedro Rd
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00514, -122.52076
Executive Verdict · Public-Records Synthesis
Zoned RA in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,301,000 ($1,145,000–$1,457,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RA 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
- ✓ 18 documented municipal building permits on file
On-parcel permit history is indexed through Aug 12, 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 79% 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 16 Crestview Way (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 (~$15,412/yr at $1,301,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,284/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:
- 80,281 sq ft (1.84 ac)
- Assessor use:
- Tax Exempt
- Addresses on lot:
- 263 N SAN PEDRO RD
Zoning & Land Use
RA — Residential Agriculture (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RA (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned RA (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
- SB 9: split into two lotsCan't tell
Zoned RA (single-family residential): we can't tell whether it counts as a single-family zone for SB 9. Residential agriculture, estate and restricted: large-lot residential; confirm SB 9 with the county.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 79% 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: $1,145,000 – $1,457,000 · 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)0.28 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)0.43 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).
- Accessory dwelling unit at 321 N San Pedro Rd (Applied)0.16 mi N
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).
- Demolition at 13 Edward Ave (Applied)0.27 mi SW
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).
Entity-resolved builders & contractors in ½ mile: Bellows Plumbing Heating And Air (8 on parcel, 8 in ½ mi · HVAC / heat pump); Eco Performance Builders (6 on parcel, 6 in ½ mi · HVAC / heat pump); Electrical And Plumbing (3 on parcel, 3 in ½ mi · Electrical / panel); Owner Builder (36 in ½ mi · Remodel / interior alteration); Owner (15 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (18 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 94478 | Remodel / interior alteration | Applied | App. Aug 12, 2026 | $40,000 | Demo Permit Only - Interior To Assess Damage From Fire And Water |
| B43556 | Electrical / panel | Issued | Iss. Aug 20, 2025 | $20,000 | Building E, Units 131-134. Sub-panel replacement and relocation. New grounding wire from main panel to new sub-panel. — … |
| B43555 | Electrical / panel | Issued | Iss. Aug 20, 2025 | $15,000 | Building J, Units 101, 103, and 104. Sub-panel replacement and relocation. New grounding wire from main panel to new sub… |
| B43545 | Electrical / panel | Issued | Iss. Aug 20, 2025 | $20,000 | Building K, Units 105-108. Sub-panel replacement and relocation. New grounding wire from main panel to new sub-panel. — … |