137 Edward Ave
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00343, -122.52627
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 $1,236,000 ($1,088,000–$1,384,000).
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 7,928 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: Unincorporated Marin zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$42,740 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 16, 2025).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (167035): Pending in review for 5.9 yr (26.2× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 170 N San Pedro Rd (0.32 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 (~$14,664/yr at $1,236,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,222/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:
- 7,928 sq ft (0.18 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 137 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 7,928 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 (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: $1,088,000 – $1,384,000 · 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
- Remodel / interior alteration (167035) (Applied)On this parcel
Pending in review for 5.9 yr (26.2× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New commercial building at 170 N San Pedro Rd (Issued)0.32 mi SE
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).
- New commercial building at 10 Ave Of The Flags (Issued)0.4 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)0.22 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).
Entity-resolved builders & contractors in ½ mile: Pagan Construction (2 on parcel, 12 in ½ mi · Remodel / interior alteration); Solarcraft Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Capstone Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Save Energy (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (43 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B44400 | Roof replacement | Issued | Iss. Oct 16, 2025 | $20,350 | Remove existing roof. Install with new Lifetime Class A composition shingles. — ReRoofing |
| B38804 | Solar / battery storage | Issued | Iss. Jul 19, 2024 | $44,600 | (N) FLUSH MOUNTED 9.24 kW PV SYSTEM WITH (N) 13.5 kWh BATTERY STORAGE, GRID TIED HYBRID INVERTER |
| 174277 | Windows / doors / siding | Issued | Iss. Jun 13, 2023 | — | Replace 6 Windows; Replace Front Door; Replace Window W/ Sliding Door. T.D. 6-9-23 |
| 167035 | Remodel / interior alteration | Applied | App. Dec 1, 2020 | $70,000 | Remodel 2 Bthrms, Closet & Adding Skylight |
| 157934 | Remodel / interior alteration | Issued |