4916 Ranch Rd
Tiburon 94920 · Tiburon · Coordinates: 37.91776, -122.47996
Executive Verdict · Public-Records Synthesis
Zoned RSP-2.18-BFC in Tiburon with likely ministerial ADU eligibility and mapped FEMA AE flood / CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $3,437,000 ($2,921,000–$3,953,000).
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: Tiburon zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$32,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Dec 17, 2024).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 7% of the lot of lot)
Zone AE: 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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 33% 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 4970 Ranch Rd (0.13 mi W, 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)
- ! Bulk building permits not published for Tiburon
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Tiburon)
Parcel & Assessor
- Lot size:
- 205,473 sq ft (4.72 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 4916 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 58% 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 205,473 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 58% 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
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 33% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 7% of the lot); Zone VE: 1% annual chance flood (Special Flood Hazard Area) (about 58% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 4% of the lot); Zone X: minimal flood hazard (about 31% 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: $2,921,000 – $3,953,000 · 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
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (3 housing units across completed, permitted, and pipeline stages) and 62 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- New home at 4970 Ranch Rd (Issued)0.13 mi W
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 at 149 Jamaica St (Issued)0.44 mi SE
Active in "Issued" for 12.2 yr (first record Aug 19, 2014) with no new permit activity recorded in 12 yr. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- New home at 284 Trinidad Dr - Lot (Issued)0.16 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)0.16 mi SE
Active in "Issued" for 11.5 yr (first record May 20, 2015) with no new permit activity recorded in 10.6 yr.
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B40580 | Solar / battery storage | Issued | Iss. Dec 17, 2024 | $100,000 | 32.39 Kw solar installation with 90 Kwh of battery storage |
| B33059 | Solar / battery storage | Issued | Iss. Mar 20, 2023 | $76,000 | Installation of 35.2 Kw roof mount solar with 4 LG prime 16 Kw batteries |