22 Knoll Way
San Rafael 94903 · Los Ranchitos · Unincorporated Marin · Coordinates: 37.99412, -122.54265
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 $1,578,000 ($1,389,000–$1,767,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,595 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 30, 2023).
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. 16.3 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 95% 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: 45 new homes (0.48 mi NE, 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 (~$18,597/yr at $1,578,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,550/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:
- 48,918 sq ft (1.12 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22 KNOLL WAY
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 95% 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: $1,389,000 – $1,767,000 · 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
- 45 new homes (Entitled)0.48 mi NE
In "Entitled" for 23 mo (since Dec 16, 2024), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (45 housing units across 0 permits).
- 45 new homes (Entitled)0.48 mi NE
In "Entitled" for 6.8 yr (since Feb 3, 2020), exceeding the 292d median and 313d 90th percentile for new multifamily / condos / mixed-use permits in Unincorporated Marin (n=21). High-impact scale (45 housing units across 0 permits).
- New home at 32 Ranch Rd (Issued)0.35 mi SE
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).
- New home at 160 Cir Rd (Applied)480 ft E
In "Applied" for 4.7 yr (since Feb 28, 2022), 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: Powers And Lobl Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Bonney Plumbing Dba Oconnell Plumbing Heating And Air (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Northern Pacific Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Fitzpatricks Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B35244 | Solar / battery storage | Issued | Iss. Aug 30, 2023 | $11,669 | PV on roof 3.51kW DC 6kW AC 9 modules (n) 9.8KWh ESS |
| 155438 | Remodel / interior alteration | Issued | Iss. May 15, 2017 | $15,780 | Bath Rmdl - Express |
| B11778 | HVAC / heat pump | Issued | Iss. Feb 2, 2017 | $6,000 | Furnace w/ducting — Replace Ductwork, Replace Mechanical Appliance |
| B11106 | Roof replacement | Issued | Iss. Sep 29, 2016 | $32,605 | RESHEET, REROOF - PART SHINGLE, PART T&G — ReRoofing |
| 153356 | Windows / doors / siding | Issued | Iss. Sep 28, 2016 |