22 Ranch Rd
San Rafael 94903 · Los Ranchitos · Unincorporated Marin · Coordinates: 37.99090, -122.53794
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,594,000 ($1,403,000–$1,785,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$27,921 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 11, 2025).
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. 16.4 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 32 Ranch Rd (210 ft SW, 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)
- ! Year 1 Prop 13 tax reset (~$18,781/yr at $1,594,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,565/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:
- 45,128 sq ft (1.04 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 22 RANCH RD
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
- Not in a State-mapped fire hazard severity zone
- 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: $1,403,000 – $1,785,000 · 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
- New home at 32 Ranch Rd (Issued)210 ft SW
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).
- Accessory dwelling unit at 200 Valley View Ave (Applied)0.23 mi S
In "Applied" for 4 yr (since Nov 16, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 160 Cir Rd (Applied)0.27 mi NW
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).
- New home (Entitled)0.43 mi N
In "Entitled" for 5.9 yr (since Dec 2, 2020), 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: Ernest Ongaro And Sons (3 on parcel, 3 in ½ mi · Electrical / panel); Norcal Home (1 on parcel, 1 in ½ mi · Solar / battery storage); Symmetric Energy (1 on parcel, 1 in ½ mi · Solar / battery storage); Owner Builder (20 in ½ mi · New garage / accessory structure); New Dimension (4 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B43846 | Solar / battery storage | Issued | Iss. Sep 11, 2025 | $34,632 | Installation of . 6.960 KW PV and 10 kWh ESS |
| B37432 | Electrical / panel | Issued | Iss. Mar 22, 2024 | $3,000 | Add a 30A, 120v/240v circuit from the Pool Equipment panel to existing sauna. Add a 30A/100A transfer switch panel with … |
| B37261 | Electrical / panel | Issued | Iss. Mar 7, 2024 | $2,500 | Add a 30A/100A transfer switch panel with generator inlet within 10 ft of the main panel. — New Circuits / Outlets |
| B36212 | EV charger | Issued | Iss. Nov 22, 2023 | $7,000 | Upgrade 100 amp main panel to new 200 amp solar ready main panel. Replace 100 amp subpanel, like for like. Adding 48 amp… |
| 162600 | Solar / battery storage |