4970 Ranch Rd
Tiburon 94920 · Paradise Cay · Unincorporated Marin · Coordinates: 37.91920, -122.48082
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 $2,983,000 ($2,625,000–$3,341,000).
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
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Sep 10, 2015, 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 64% 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
New home at 4970 Ranch Rd: Active in "Issued" for 11.4 yr (first record Jun 2, 2015) with no new permit activity recorded in 11.2 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
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 (0.37 mi SW, 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 (~$34,755/yr at $2,983,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$2,896/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:
- 100,232 sq ft (2.30 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 4970 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 64% 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 100,232 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 64% 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 64% of the lot); Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 17% of the lot); Zone X: minimal flood hazard (about 17% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 2% 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: $2,625,000 – $3,341,000 · 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
- New home at 4970 Ranch Rd (Issued)On this parcel
Active in "Issued" for 11.4 yr (first record Jun 2, 2015) with no new permit activity recorded in 11.2 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
- New home (Entitled)0.37 mi SW
In "Entitled" for 8.5 yr (since May 17, 2018), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 284 Trinidad Dr - Lot (Issued)0.27 mi SE
Active in "Issued" for 11.5 yr (first record May 20, 2015) with no new permit activity recorded in 10.6 yr.
- New home at 272 Trinidad Dr - Lot (Issued)0.27 mi SE
Active in "Issued" for 11.5 yr (first record May 20, 2015) with no new permit activity recorded in 10.6 yr.
Entity-resolved builders & contractors in ½ mile: Creative Carpentry (1 on parcel, 1 in ½ mi · New single-family home); Davidson Builders (9 in ½ mi · New single-family home); Owner Builder (5 in ½ mi · Remodel / interior alteration); Owner (5 in ½ mi · Remodel / interior alteration); Lamperti Contracting And Design (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 148918 | New single-family home | Issued | Iss. Sep 10, 2015 | $1,200,000 | Sfd Demo & Rebuild |