20 Miller Ranch Ct
San Rafael 94903 · Marinwood · Unincorporated Marin · Coordinates: 38.03352, -122.54262
Executive Verdict · Public-Records Synthesis
Zoned RMP-6.6 in Unincorporated Marin with likely ministerial ADU eligibility and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $1,265,000 ($1,113,000–$1,417,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMP-6.6 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$10,098 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 23, 2021).
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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (all 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: 125 new homes (0.34 mi N, 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 (~$14,998/yr at $1,265,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,250/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:
- 697 sq ft (0.02 ac)
- Assessor use:
- Single Family Attached
- Addresses on lot:
- 20 MILLER RANCH CT
Zoning & Land Use
RMP-6.6 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMP-6.6 (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-6.6 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMP-6.6 (multifamily residential), 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) (all of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0291D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,113,000 – $1,417,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- 125 new homes (Entitled)0.34 mi N
In "Entitled" for 23 mo (since Dec 6, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (125 housing units, 124 deed-restricted affordable across 0 permits).
- New home at 3 Erin Dr (Applied)0.41 mi SW
In "Applied" for 3 yr (since Oct 31, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $2,993,758 declared valuation across 1 permit).
- New home at 111 Erin Ct (Applied)0.41 mi SW
In "Applied" for 3 yr (since Nov 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $56,632,994 declared valuation across 1 permit).
- New home at 115 Erin Ct (Applied)0.41 mi SW
In "Applied" for 3 yr (since Nov 28, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121). High-impact scale (1 housing unit, $55,415,888 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Rebath By Schicker (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Peter Levi Plumbing (3 on parcel, 3 in ½ mi · HVAC / heat pump); Talley Electric Service (1 on parcel, 1 in ½ mi · Electrical / panel); Owner Builder (41 in ½ mi · Remodel / interior alteration); Owner (28 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B25561 | HVAC / heat pump | Issued | Iss. Apr 23, 2021 | $9,399 | NEW 3-TON 14 SEER AC UNIT INSTALL — Mechanical Appliance |
| B24835 | HVAC / heat pump | Issued | Iss. Feb 8, 2021 | $6,686 | CHANGE OUT 70K BTU FURNACE IN THE GARAGE — Replace Mechanical Appliance |
| B24790 | Plumbing / water heater / sewer | Issued | Iss. Feb 3, 2021 | $3,906 | 50 GALLON GAS WATER HEATER CHANGE OUT IN GARAGE — Replace Plumbing Fixtures(s) |
| B17147 | Electrical / panel | Issued | Iss. Feb 28, 2019 | $800 | Replace Federal Pacific subpanel inside house. — Service Upgrade |
| 160533 | Remodel / interior alteration | Issued | Iss. Jan 14, 2019 |