151 Edward Ave
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00370, -122.52662
Executive Verdict · Public-Records Synthesis
Zoned R1 in Unincorporated Marin with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,231,000 ($1,083,000–$1,379,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,971 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$37,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 14, 2022).
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)
about 96% 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 170 N San Pedro Rd (0.34 mi SE, 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 (~$14,607/yr at $1,231,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,217/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:
- 7,971 sq ft (0.18 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 151 EDWARD AVE
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 lotLikely eligible
Zoned R1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1, a single-family residential zone. The lot is 7,971 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (about 96% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 4% 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: $1,083,000 – $1,379,000 · 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 commercial building at 170 N San Pedro Rd (Issued)0.34 mi SE
Active in "Issued" for 5 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).
- New commercial building at 10 Ave Of The Flags (Issued)0.38 mi W
Active in "Issued" for 5.6 yr (first record Mar 26, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale ($2,000,000 declared valuation across 1 permit).
- Demolition at 13 Edward Ave (Applied)0.24 mi SE
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).
- Accessory dwelling unit at 15 Roosevelt Ave (Applied)0.26 mi S
In "Applied" for 4.3 yr (since Jul 13, 2022), 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: Pagan Construction (2 on parcel, 12 in ½ mi · Remodel / interior alteration); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); California Delta Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Home Depot USA (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (42 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B31756 | Windows / doors / siding | Issued | Iss. Nov 14, 2022 | $3,453 | Replace 2 windows with retrofit vinyl windows. — Non-structural Door/Window Replacement |
| B30566 | Solar / battery storage | Issued | Iss. Aug 1, 2022 | $14,000 | Install (21) roof mount solar panels at 7.35kw |
| 154520 | Remodel / interior alteration | Issued | Iss. Feb 13, 2017 | $30,000 | Kitch Remod, Elec, Fireplc Insert, Skylights |
| 153502 | Remodel / interior alteration | Issued | Iss. Oct 12, 2016 | $60,000 | Rmdl 2 Baths & Hallway - Express |
| 143462 | HVAC / heat pump | Issued | Iss. Jul 24, 2014 |