49 Crestview Way
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.01024, -122.51724
Executive Verdict · Public-Records Synthesis
Zoned A2-B2 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,328,000 ($1,169,000–$1,487,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$26,710 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 17, 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 (State 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 Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
General repair (168245): Issued after 14 mo (5.1× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 16 Crestview Way (0.12 mi SW, 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:
- 41,251 sq ft (0.95 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 49 CRESTVIEW WAY
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 (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- 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: $1,169,000 – $1,487,000 · 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
- General repair (168245) (Issued)On this parcel
Issued after 14 mo (5.1× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- Other (86274) (Applied)On this parcel
Pending in review for 6.2 yr — slower than 90% of other permits in Unincorporated Marin (median 0d, 90th pct 71d, n=1,562).
- New home at 16 Crestview Way (Issued)0.12 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).
- Accessory dwelling unit at 106 Mabry Way (Applied)0.19 mi W
In "Applied" for 3.1 yr (since Sep 28, 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: Millsap Degnan And Associates (2 on parcel, 3 in ½ mi · General repair); Roi Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); A2z Remodeling (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Owner Builder (44 in ½ mi · Remodel / interior alteration); Owner (22 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182154 | Remodel / interior alteration | Issued | Iss. Jul 17, 2026 | $25,000 | Remod Upper Fl To Create Bedrm & Closets; Bath Remodel |
| B44013 | Solar / battery storage | Issued | Iss. Sep 24, 2025 | $30,000 | PV system to be roof mounted totaling 11.04kW solar (24 REC460s), 32.24kWh PointGuard battery, and 200A MPU |
| 169690 | General repair | Issued | Iss. Oct 20, 2021 | $15,000 | Ret Wall |
| 168245 | General repair | Issued | Iss. May 24, 2021 | $400,000 | Ret Wal, Foundation Underpinning, Piles T.D 4/22/20 |
| 86274 | Other | Applied | App. Aug 14, 2020 |