199 Valley View Ave
San Rafael 94901 · Los Ranchitos · Unincorporated Marin · Coordinates: 37.98761, -122.53876
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,698,000 ($1,494,000–$1,902,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$20,264 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jul 20, 2021).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
- ✓ Above-average reinvestment in Los Ranchitos
8 substantial renovation & housing permits over 24 months (45.7 per 1,000 parcels vs. 16.4 citywide baseline) (#17 of 22 neighborhoods).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (Los Ranchitos)
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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 32% of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Mar 24, 2025)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 32 Ranch Rd (0.2 mi N, 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 (~$19,977/yr at $1,698,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,665/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:
- 46,304 sq ft (1.06 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 199 VALLEY VIEW AVE
Zoning & Land Use
A2-B4 — Agriculture Limited (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2-B4 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules.
- SB 9: two homes on the lotUnlikely
Zoned A2-B4 (agricultural), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A2-B4 (agricultural), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 32% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0456F, 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: $1,494,000 – $1,902,000 · Status: Off market
HUD Small Area FMR (ZIP 94901) · FY 2026
Studio $2,150 · 1BR $2,580 · 2BR $3,120 · 3BR $3,990 · 4BR $4,130
Developments Deserving Closer Investigation & Active Area Builders
- New home at 32 Ranch Rd (Issued)0.2 mi N
Active in "Issued" for 10.4 yr (first record Jun 27, 2016) with no new permit activity recorded in 10 yr. High-impact scale (1 housing unit, $903,650 declared valuation across 1 permit).
- Accessory dwelling unit at 200 Valley View Ave (Applied)170 ft E
In "Applied" for 4 yr (since Nov 16, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.36 mi SW
In "Entitled" for 6.4 yr (since Jun 18, 2020), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home (Entitled)0.39 mi S
In "Entitled" for 6.4 yr (since Jun 1, 2020), 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: Sunrun Installation Service (3 on parcel, 3 in ½ mi · Solar / battery storage); Phillipps Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Semper Solaris (2 on parcel, 2 in ½ mi · Electrical / panel); Eagle Lift (1 on parcel, 1 in ½ mi · General repair); Ct Allmon Development (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B26365 | Plumbing / water heater / sewer | Issued | Iss. Jul 20, 2021 | $7,800 | Water Service from the meter to the house. — Replace Plumbing Fixtures(s) |
| B26050 | Electrical / panel | Issued | Iss. Jun 14, 2021 | $1,800 | Upgrade 100 amp electrical service entrance to a 200 amp service. — Service Upgrade |
| B25887 | Electrical / panel | Issued | Iss. May 28, 2021 | $2,000 | Replace 100 amp electrical service entrance with a 200 amp metered main. Pull in underground conductor as specified by P… |
| 165829 | Electrical / panel | Issued | Iss. Sep 28, 2020 | $2,500 | Main Panel Upgrade 200a |
| 165828 | Solar / battery storage | Issued |