83 Schmidt Ln
San Rafael 94903 · Santa Venetia · Unincorporated Marin · Coordinates: 38.00676, -122.52368
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 $1,181,000 ($1,039,000–$1,323,000).
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
- ✓ Documented permitted upgrades (+$13,695 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 5, 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 home at 16 Crestview Way (0.31 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 (~$14,032/yr at $1,181,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,169/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:
- 83 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: $1,039,000 – $1,323,000 · 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
Nearby Activity (½ mile radius, since November 2024)
8 active or recent development projects (6 housing units across completed, permitted, and pipeline stages) and 400 total building permits recorded within ½ mile.
- New construction1 permit (1 units)
- Adds housing (ADU)5 permits (5 units)
- Demolition3 permits
- Additions & renovations16 permits
- Building systems332 permits
- Repairs13 permits
- Other30 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 16 Crestview Way (Issued)0.31 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).
- 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).
- Accessory dwelling unit at 106 Mabry Way (Applied)0.28 mi NE
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).
- Accessory dwelling unit at 120 Mabry Way (Applied)0.31 mi N
In "Applied" for 3.1 yr (since Sep 21, 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: Safe Step Walk In Tub (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Roof Solutions (1 on parcel, 1 in ½ mi · Roof replacement); Bright Planet Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Signature Painting And Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Divine Electric (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B46113 | Electrical / panel | Issued | Iss. Mar 5, 2026 | $3,500 | Service Upgrade |
| B42540 | Solar / battery storage | Issued | Iss. May 27, 2025 | $25,208 | Residential roof mount solar system; 8 modules; 3.24kw; with (1) ESS. |
| B42437 | Roof replacement | Issued | Iss. May 16, 2025 | $77,200 | Removing roofing system. Installing one layer of comp shingles. This permit is for: 83 Schmidt Lane, 87 Schmidt Lane, 91… |
| 158709 | Remodel / interior alteration | Issued | Iss. Jun 7, 2018 | $7,500 | Walk In Tub T.D. 5/28/18 |
| 155639 | Windows / doors / siding | Issued | Iss. Jun 5, 2017 | $5,000 | Siding Repair |