71 Schmidt Ln
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00655, -122.52357
Executive Verdict · Public-Records Synthesis
Zoned RMP-7 in Unincorporated Marin with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,168,000 ($1,028,000–$1,308,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-7 allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Oct 1, 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)
- ! Delayed or open permit activity on this parcel
HVAC / heat pump (182647): Issued after 2 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
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 home at 16 Crestview Way (0.32 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 (~$13,882/yr at $1,168,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,157/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:
- 653 sq ft (0.01 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 71 SCHMIDT LN
Zoning & Land Use
RMP-7 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-7 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMP-7 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-7 (multifamily residential), not a single-family residential zone.
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: $1,028,000 – $1,308,000 · 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
- HVAC / heat pump (182647) (Issued)On this parcel
Issued after 2 mo — slower than 90% of hvac / heat pump permits in Unincorporated Marin (median 0d, 90th pct 0d, n=2,946).
- New home at 16 Crestview Way (Issued)0.32 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)0.5 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)0.21 mi E
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).
Entity-resolved builders & contractors in ½ mile: Icd Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Green Fireplace Solutions (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kelly Plumbing And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump); Buckley Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Fast Water Heater (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 182647 | HVAC / heat pump | Issued | Iss. Oct 1, 2026 | $17,293 | New Gas Fireplace Insert, No Changes To Walls Or Framing. |
| B43025 | Plumbing / water heater / sewer | Issued | Iss. Jul 8, 2025 | $20,000 | Kitchen Remodel, same layout stove and sink, add extra base cabinets. Under cabinet lights, Add extra 3 outlets counter … |
| B31128 | Electrical / panel | Issued | Iss. Sep 21, 2022 | $1,500 | Replace a 100 Amp Zinzco sub-panel in a closet with a new 100 Amp Sub-panel. New sub-panel will face into the living roo… |
| B30201 | HVAC / heat pump | Issued | Iss. Jun 28, 2022 | $5,000 | ADD AC TO EXISTING FURNACE — Mechanical Appliance |
| B29493 | Plumbing / water heater / sewer |