4986 Ranch Rd
Tiburon 94920 · Paradise Cay · Unincorporated Marin · Coordinates: 37.91938, -122.48189
Executive Verdict · Public-Records Synthesis
Zoned RSP-2.18-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA VE flood due diligence; benchmark value $3,324,000 ($2,925,000–$3,723,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RSP-2.18-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Sep 17, 2025, 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
- ! FEMA Special Flood Hazard Area (VE, about 53% of the lot of lot)
Zone VE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Pool / spa (78724): Pending in review for 10.1 yr (27.2× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
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: Robin Drive The Preserve Phase II - (16) SFDs (0.46 mi W, entitled). 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 (~$38,676/yr at $3,324,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$3,223/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:
- 41,774 sq ft (0.96 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 4986 RANCH RD
Zoning & Land Use
RSP-2.18-BFC — Residential Single Family Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-2.18-BFC (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned RSP-2.18-BFC, a single-family residential zone. FEMA Special Flood Hazard Area (Zone VE) covers about 53% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned RSP-2.18-BFC, a single-family residential zone. The lot is 41,774 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone VE) covers about 53% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 VE: 1% annual chance flood (Special Flood Hazard Area) (about 53% of the lot); Zone X: minimal flood hazard (about 47% of the lot) · FIRM panel 06041C0486E, 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: $2,925,000 – $3,723,000 · Status: Off market
HUD Small Area FMR (ZIP 94920) · FY 2026
Studio $2,820 · 1BR $3,380 · 2BR $4,100 · 3BR $5,230 · 4BR $5,420
Developments Deserving Closer Investigation & Active Area Builders
- Robin Drive The Preserve Phase II - (16) SFDs (Entitled)0.46 mi W
In "Entitled" for 7.6 yr (since Apr 2, 2019), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (16 housing units across 0 permits).
- (16) Detached SFD (Issued)0.46 mi W
Active in "Issued" for 5.4 yr (first record Jul 1, 2021) with no new permit activity recorded in 5.4 yr. High-impact scale (16 housing units across 0 permits).
- Robin Drive The Prserve Phase II - (8) ADUs (Entitled)0.46 mi W
In "Entitled" for 7.6 yr (since Apr 2, 2019), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (8 housing units across 0 permits).
- Pool / spa (78724) (Applied)On this parcel
Pending in review for 10.1 yr (27.2× the 136d median) — slower than 90% of pool / spa permits in Unincorporated Marin (median 136d, 90th pct 393d, n=162).
Entity-resolved builders & contractors in ½ mile: Owner (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Ezra Construction (1 on parcel, 1 in ½ mi · General repair); Davidson Builders (9 in ½ mi · New single-family home); Owner Builder (3 in ½ mi · Remodel / interior alteration); Lamperti Contracting And Design (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 180110 | General repair | Issued | Iss. Sep 17, 2025 | $331,450 | Installation Of (N) Retaining Wall & Tieback Concrete Wall |
| 160433 | Demolition | Issued | Iss. Dec 27, 2018 | $10,000 | Pool Demo |
| 78724 | Pool / spa | Applied | App. Sep 29, 2016 | $82,000 | Repl Pool T.D. 11/10/16 |