37 Edward Ave
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00174, -122.52398
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 $1,208,000 ($1,063,000–$1,353,000).
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 7,797 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 (+$15,551 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 3, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 170 N San Pedro Rd (0.16 mi S, 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 (~$14,342/yr at $1,208,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,195/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:
- 7,797 sq ft (0.18 ac)
- Assessor use:
- Exemption - Improved
- Addresses on lot:
- 37 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 7,797 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: $1,063,000 – $1,353,000 · 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)0.16 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).
- Demolition at 13 Edward Ave (Applied)280 ft E
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)0.17 mi SW
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).
- New home at 8 Edgehill Wy (Applied)0.43 mi S
In "Applied" for 10.8 yr (since Feb 4, 2016), 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: Semper Solaris Construction (2 on parcel, 2 in ½ mi · Solar / battery storage); Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); Leos Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Owner Builder (39 in ½ mi · Remodel / interior alteration); Owner (16 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B45725 | Roof replacement | Issued | Iss. Feb 3, 2026 | $25,399 | ReRoofing |
| B31665 | Solar / battery storage | Issued | Iss. Nov 21, 2022 | $20,570 | (4.80KW) KW DC RATED PV ARRAY, (1) 125A ENPHASE IQ COMBINER 4C,(12) HANWHA Q.PEAK DUO BLK ML-G10+ 400 SOLAR MODULES,(12)… |
| B31249 | Solar / battery storage | Issued | Iss. Oct 3, 2022 | $20,570 | (4.80) KW DC RATED PV ARRAY,(1) 125A ENPHASE IQ COMBINER 4C, ·(12) HANWHA Q.PEAK DUO BLK ML-G10+ 400 SOLAR MODULES,(12) … |
| B26048 | Plumbing / water heater / sewer | Issued | Iss. Jun 14, 2021 | $1,700 | Replace failed 40 gal water heater with new 40 gal water heater — Replace Plumbing Fixtures(s) |
| B25266 | HVAC / heat pump |