23 Ranch Rd
San Rafael 94903 · Los Ranchitos · Unincorporated Marin · Coordinates: 37.99059, -122.53684
Executive Verdict · Public-Records Synthesis
Zoned A2-B4 in Unincorporated Marin and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,697,000 ($1,493,000–$1,901,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$131,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Aug 8, 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. 16.4 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (174705): Issued after 14 mo (5.2× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
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 at 32 Ranch Rd (440 ft 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)
- ! Year 1 Prop 13 tax reset (~$19,966/yr at $1,697,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,664/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:
- 50,355 sq ft (1.16 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 23 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: $1,493,000 – $1,901,000 · 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
- Remodel / interior alteration (174705) (Issued)On this parcel
Issued after 14 mo (5.2× the 83d median) — slower than 90% of remodel / interior alteration permits in Unincorporated Marin (median 83d, 90th pct 266d, n=1,054).
- New home at 32 Ranch Rd (Issued)440 ft W
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)0.33 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).
Entity-resolved builders & contractors in ½ mile: Ernest Ongaro And Sons (2 on parcel, 2 in ½ mi · HVAC / heat pump); Marron Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Am Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Golden Gate Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding); Arb (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 174705 | Remodel / interior alteration | Issued | Iss. Aug 8, 2023 | $250,000 | Structural Kitchen Remodel; Beam @ Living Room; New Decking; Extend Roof Overhang |
| B34309 | Windows / doors / siding | Issued | Iss. Jun 15, 2023 | $25,500 | Replace (3) windows and (1) door, same size as existing. — Non-structural Door/Window Replacement |
| B19456 | HVAC / heat pump | Issued | Iss. Aug 1, 2019 | $4,800 | AC C/O 14 SEER — Replace Mechanical Appliance |
| B16394 | HVAC / heat pump | Issued | Iss. Nov 6, 2018 | $3,700 | GAS FURNACE CHANGE-OUT LIKE FOR LIKE AFUE 95% — Replace Mechanical Appliance |
| 154315 | Remodel / interior alteration | Issued |